LAND DEVELOPMENT COURSE

INTRODUCTION

CHAPTER I: Generalities
CHAPTER II: Some technical stakeholders of the subdivision
CHAPTER III: The documents required for a subdivision
CHAPTER IV: The procedure for the approval of a project
subdivision
CHAPTER V: The state of play
CHAPTER VI: The subdivision project (parcel project)
CHAPTER VII: The application of the subdivision (PRACTICE)
1- Presentation of the dxf2xyz application
2- Subdivision project in AUTOCAD AND COVADIS
3- Loading of the development elements of the plots and islands
in a total station and/or a GNSS receiver

ASSIGNMENT TO SUBMIT: DESIGN OF A SUBDIVISION PROJECT

Creation of the DEM, filleting and pricing of the contour lines
Subdivision of the plot into blocks and lots and others
equipment, rating (numbering and capacity) of
these.
Creation of the plan legend (grid, north, title,
scale...)
-Presentation in a text file of the points to be implemented (to
serve from the dxf2xyz application)
- To be submitted by a group of 4 students on USB stick.
INTRODUCTION

1 - Concept of urban geography

Man rarely lives alone. We are often two or three (man,

woman, child). A family develops and transforms into a
community of people with common needs: health, food,
defense, employment, leisure, etc. This community therefore creates an establishment.
human more or less important that we call commonly camping,
village, town. The shift from one type of establishment to another is important.
a social mutation. It is difficult to specify the origin of the installation of the
villages in Ivory Coast, For often legendary.

As for cities, the origins are countless. It is only important

to know that certain facts or phenomena favored their establishment or
their growth. Thus, the choice of a situation or a site is linked to the
vital needs: Water, agriculture, the economy, politics, etc.

Let's mention a few specific cases at random in CI: N ’douciou

Tiassalé, a crossroad town developing faster than
TIASSALE. BREGO, a S/P of Bingerville that has all the infrastructure.
of a city; A Y A M E, a city created due to the dam. EHANIA
(Aboisso), agricultural-industrial village. There are also villages or towns.
touristic. All these human establishments, created by growth
demographic (of men) need an organization to have a
harmonious life. It is very difficult to categorize villages and towns.

In common languages, institutions with a very agricultural vocation and

often not organized enough are rural institutions.
Their population is ruralization. The movement from the countryside to
cities is the phenomenon of urbanization. The demographic explosion of
cities are linked to a certain improvement in the quality of life: Equipment,
Essential goods, trend of disappearance of
the influence
traditional, etc....

The cities of C I from the colonial era are created for and by the logic of
a city must be a transit relay for the country's products in
"metropolitan direction." The main cities being the ports, the cities
From the inside, they are secondary branching nodes.

2 - Urban Planning

It is defined as a set of techniques and reflections allowing

to arrange and organize urban establishments (cities). He was born
from the desire to control urbanization by organizing the living environment of
men. It is therefore a discipline of synthesis, a subject
multidisciplinary whose main field of operation is the city. A city
thus includes space, the inhabitants and their roles. Several definitions
of the city have been brought forward.

We will remember this one: "cities are projections on a fraction of

the space of natural conditions, the legacies of history, the interplay of
economic forces, efforts of technical progress, the creative genius of
architects, administrative constraints, daily habits
like conscious or unconscious aspirations of their inhabitants
and the political regime.

The notion of town can be envisaged according to the definition

administrative: is a city, an agglomeration benefiting from a
administrative status decided by the government with appointment of
administrators officials. Thus, the territorial agglomeration of the
Ivory Coast, is as follows: village, sub-prefecture, prefecture,
capital, town halls (or municipalities).
3- The tasks of urban planning
3.1 - Urban Surveys

Just as a doctor makes a diagnosis before treating, so too

The urban planner must have sufficient information to better assist in
lorganization of a city.
Urban surveys are recent information about physical space.
(physical characteristics, nature of occupations, etc.), on space
social (different layers of populations, lifestyle...).

From this information, a summary will be established with a view to extrapolation.

about the future.

3.2 - Studies

They can be comprehensive studies, in which case they aim for a

medium and long-term development orientation. These studies
give general ideas, their results translate into
graphic documents at scales of 1/20000, 1/10000, or 1/5000 that have
for names:

S D A U (Master Plans for Development and Urbanism)

P U D (Master Urban Planning Plan)
Zoning Development Plans
- E U V N (The Urban Studies of New Towns)
-E S(Sectoral Studies).

Their name explains that they are studies of specific sectors: these studies
lead to the development of detailed execution plans on the ground, It is
in this category fall the subdivision plans, plan of
new subdivision, execution plans for subdivision, restructuring plan,
renovation plan, sanitation plan for areas, etc.
We distinguish between, among other things, the inventory report and the project or plan to
apply.
3.3 - Habitat

It is a set of geographical facts related to residence of

men: shapes, location, grouping of houses, the mode of
life and settlement. These remarks highlight a very clear distinction
nice between rural housing and urban housing. The urban housing that us
interested in its functional part, covers a very diverse reality:
slum, row apartment, buildings, residential villas. The
knowledge of these different habitats and the distribution of populations that
the respective occupations is a very important aspect in urban planning.

3.4- Equipment

It is a set of buildings and arrangements that by their function,

gives the city its urban character and thus distinguishes it from the
campaign: Thus the importance of a city or a neighborhood will be based on
of the diversity and the importance of these facilities, which
include: - administrative equipment: prefecture,
town hall
- équipements sanitaires : hôpital, dispensaire
- educational equipment: schools, universities
commercial equipment: market, shopping center
The equipment and the habitat constitute the essence of the superstructure.
of a city.

3.5 - V R D

The V.R.D. constitutes the essential part of the infrastructure that allows the city to
function like a human body hence the word network by analogy to
network of blood vessels. The V. R. D allow:
- ensuring the transit (crossing of the city) and the relay (connecting
different geographical networks of civil servants
to serve as support for certain activities
to serve residential areas
- ensuring the supply of networks in water, telephone, telex,
electricity, gas etc.
The [Link] provide comfort to the habitat, ensuring hygiene through
the evacuation of waste, of sewage essential in an environment of
strong human density. All the complex problems posed by a city
must be analyzed with a view to a better approach to their solution.
It is therefore the urban planner who is in charge of it.

CHAPTER 1: GENERALITIES

There are several urban planning operations, including:

urban rehabilitation: it is the act of renovating a space, a building
or a neighborhood. It consists of maintaining the exterior appearance of the building and
improve the comfort of the interior.
Urban restructuring: it involves restructuring old buildings.
of precarious neighborhoods. Regarding the neighborhoods, a housing development needs to be done.
the site therefore to demolish the lots located on the roads.
urban restoration: it can be considered as the measure of
the entire restoration of the furniture (habitat, means of
communication and transportation etc…). It can go up to the
demolition of a building or a degraded neighborhood to rebuild it into
keeping the same plan or structure
- urban renewal: it involves demolishing buildings or
degraded neighborhoods to rebuild it by modifying the plan and the structure.
the subdivision etc. ...

1 - Definitions

The subdivision is the division of a single contiguous undeveloped land into

plot with infrastructure and equipment development
suitable, collectives to accommodate the constructions to be carried out by the
future occupants.
The subdivision is also the act of dividing into parts for the sale of a
the land of a property is also the result of this action.
According to article 1 of decree No. 70 - 294 of May 13, 1970 concerning the
private subdivisions << constitutes a subdivision in the sense of the present decree.
it is the operation and the result of the operation having as its object or having for
the voluntary division into lots of one or more real properties by
sale or simultaneous successive rental with a view to the creation of housing,
of garden or industrial or commercial establishment.

2 - The types of subdivision

The subdivisions of the urban domain of the State or municipalities

Are carried out at the initiative or with the prior authorization of the minister in charge
to urban planning in accordance with decree no. 95 - 520 of July 5, 1995 regarding
organization of procedures for development, approval, and implementation
of the subdivisions of the state's and municipalities' private domain.

The village subdivisions

They are carried out on the initiative of the administration or local authorities.
following decree no. 77-906 of November 6, 1977.

Private subdivisions
This is the case for real estate developers (SOPIM, SICOGI, or companies
of equipment (AGEF ...).
Note: As part of the private development, the subdivision is a
development operation by which the developer, real estate operator the
more often private:
Buy a large undevelopable property as it is not serviced.
Carry out the necessary technical studies for its viability, that is to say the
creation of VRD, determines the division plan that will create plots of land at
build and common spaces, possibly set rules
urban planning that will apply to builders, (we then talk about a notebook
or subdivision regulations) in order to ensure a harmonious appearance to
neighborhood thus generated.

- Then market these land plots that are now serviced in order to sell them either
to the person building for themselves, or to a developer who
will build buildings with the aim of selling them to final buyers.
- And cedes the public roads and spaces either to the municipality, or to
the union association of the subdivision formed by all the
lot owners who will be responsible for their maintenance.
3 - The subdivision agreement
It is the contract that regulates the work to be performed. It is a legal act.
which provides guarantees to all signatories. The agreement stipulates the
nature of the work as well as the documents, the deadlines, the cost
the work and payment methods.

CHAPTER 2: SOME TECHNICAL ACTORS OF THE DEVELOPMENT

The expert surveyor

Law No. 70 - 487 of August 3, 1970 establishes the order of expert surveyors and
regulates the title and the profession.
2 - The land developers
Order No. 29 of October 4, 2011 / MCLAU / CAB / DGU concerning the creation,
operation and organization of an accreditation commission
land developers transfer direct interventions to the private sectors
the State in the housing sector and particularly in urban planning
real estate (AT'IS, DS real estate, etc.…)

3 - Urban planners
The urban planner is a specialist in the development of urban space. He works
its art based on topographical, demographic data
economic and aesthetic in view of human well-being and protection
of the environment.
CHAPTER 3: THE REQUIRED DOCUMENTS FOR A LAND DEVELOPMENT

For a private subdivision

1 - documents to be provided for a private development

A request for subdivision authorization made by the

landowner addressed to the mayor;
A favorable opinion from the mayor of the municipality concerned;

Urban planning certificate;

Topographical extract referenced by the urban domain service and of the

land conservation;
Title of ownership (ACP or TF);
A certificate of real rights issued by the land registry;
A global registration file in unregistered areas
Condition report plan including:
the boundaries of the land to be developed;

the layout of existing roads and networks;

the contour lines;
the existing constructions,
Site plan of the parcel to be developed;
Subdivision plan based on a state of affairs plan including:
the parceling
the layout of the tracks,
Preliminary project of networks on the background plan of the state of the situation (supply)
water, rainwater sanitation: valve, electricity, lighting
public, telephone.
2 - documents to be provided for a village subdivision
A request from the village chief submitted to the sub-prefect or the mayor
(rural municipality)
A favorable opinion from the sub-prefect or the mayor (rural municipality);

A report of the condition of the premises containing:

a report from the surveyor on the execution of the works;

two copies of the inventory report;
a counter-drawing of the inventory;
a situational plan;
a site plan;
the angular observations and the chaining of the polygonal;
the direct leveling of the polygon;
the retail rise;
the coordinate calculations of the polygon;
the attachment calculations;
the calculations of the oriented base;
the agreement that binds the surveyor to the village;
A global registration file containing:
a land plan
fifteen copies of the land register
the calculation of the coordinates

the calculation of capacities

the surveyor's report (which differs from the condition report)
The elements of the global registration file must be classified
in a standard folder, technical registration document.

Note: all files must be signed by a certified surveyor registered with the order of
surveyors.

CHAPTER 4: APPROVAL PROCEDURE FOR A PROJECT

SUBDIVISION

1-The subdivision agreement

2-The state of play
3-The preparation and submission of technical files at the one-stop shop of
MCLU
The file is sent to the direction of topography and cartography
(DTC).
4- The inventory condition is monitored by the Topography and...
Mapping then transmitted to the Department of Urban Planning (DU).

5- The urban planner proceeds with the parcel project based on the site plan and
this plot project is attached to the file. The project is verified after checking
The parcel service drafts the order for the inquiry on nuisances and amenities.

6- After the inquiry order is signed by the minister, the file is

submitted to the town hall or the sub-prefecture of the locality to carry out
the actual investigation. At the end of the investigation, an investigation meeting
a mixed meeting is organized at the end of which a report is written.
7- The subdivision file (including the minutes) is sent to the management of
urban planning for possible adjustments. We proceed with the numbering.
islets and lots, then a number is assigned to the parcel project (plan of
subdivision). This numbered plan is archived at the DTC.
8- Draft the approval order that is signed by the minister and distributed.
in the official journal (JORCI) <<Official Journal of the Republic of Côte
Ivory Coast
9- The approved parcel project is referred back to the surveyor for execution.
the application on the ground (the sizing and the marking).
10- The surveyor prepares the final application plan.

CHAPTER 5: THE STATE OF PLAY

1 – Site recognition
It is very important because it allows to:
Save time in performing the work
decide on the choice of method (radiation lifting or profiling)
decide on the choice of devices (level, theodolite, total station, GPS...)
Choose the vertices of the main polygon and of the polygon
secondary. It is often during the recognition that we draw up a
a sketch called 'a preliminary sketch.'
The sketch is a source of information allowing the draftsman or the
A cartographer can easily make their plan or map.

2 - The main polygon

It must cover the area to be lifted. Each vertex of this polygonal
the main one will be materialized by a steel post embedded in a mass of
concrete. It can also be a post; the main polygon will be attached
to the national coordinate system in force (the cadastral network,
Bnetd/CIGN, topographical service of duMCLU).
Usually the surveyor conducts the survey locally due to a lack of points.
triangulation. It directs its path with astronomical aims or
by differential GNSS receiver. The secondary polygon is attached
to the network of the main polygon and marked by stakes
cemented in iron. It is done gradually as we raise it.

3 - Linear observations
Linear observation is done by chaining or by distance measuring device often in
round trip for the main polygon. The secondary polygon will be
on the other hand chained.

4 - Angular Observations
This is a delicate phase of topographic observations. Care must be taken with
good centering of the devices, to the correct focusing of the eyepiece before the
lectures that will be done in double turnover and in repetitive mode.
5 - The retail lift
The choice of instruments is related to the scale of the survey and the nature of the terrain.
Thus, we can make a rise at the chain and at the level, at the tachymeter or to the
GNSS receivers in RTK mode. The built-up areas of the site are surveyed by
urban land elevation process; for the rest, we proceed by
grid, layout or by radiation.

5 - 1 - Lever by grid
It is a process that involves dividing the surface to be lifted into tiles of
40x40, 20x20 or 10x10 depending on the scale of the survey, then level all the points.
intersection. The planimetry for this process is easy but the leveling
what is often radiated requires special attention. Thus the "
"croquiseur" and the secretary must consult each other often. It is also necessary to
to take care of, to number and to report in the survey notebook, the details
and the end of lines. The details to be lifted being very numerous, an error
commissions are very difficult to find.
5 – 2- The lift by laying out
It is the ideal method for wooded areas. A path is a trail that goes off.
from a point of a main polygon or not to reach another point
from this same polygonal or another. The beams have a regular interval and
are generally cut in advance. The ends of the strips are
Punctuated. The intervals and the points to be raised depend on the scale.
5 – 3 – The survey by tachymetry
The tachymeter is a versatile, quick instrument that requires almost no calculation.

EX: UnRDS.
The tachymetry is favorable in open areas, the observation
consists of setting up and reading distances, angles and
elevations.
6- Survey notebook and sketches
They have to synchronize. It is often necessary to take double points beforehand.
upon leaving each station, we must compare the notebook and sketch, verify that we
has forgotten nothing and that the overview has been well completed. The record calculations...
limited to the calculations of distances and altitudes. These two elements will
to serve to carry out the report (or the plan).

7 - Report and trace

The report is the operation that leads to the graphic model. It is done according to the
lifting method. The lifting by staging is reported by the method of
profiles. The lever by tachymetry is reported using a kutch and a
report by polar coordinates.
At the layer level, the transfer is first done on Canson paper and the clean-up is done on
the drawing follows the standards of the surveying service. The execution of
The calque is essential because reproduction depends on it.

With the advent of computing, calculations and reporting are done at

the computer using specific software (EXCEL, COVADIS, KGEO,
AUTOCAD, etc.…

8 - Preparation and presentation of the inventory report

The documents to be provided are listed in the agreement. The technical file
The property inventory is submitted to the single window and then to the management of the
topography. It includes:
The diagram of the main polygon and the attachment sketch
The calculation of attachment and orientation
The angular and linear observation notebook
The leveling notebook of the polygons
The calculation of planar and altimetric coordinates of the peaks
of polygons
The detail raising notebook
The sketch for identifying the peaks of the polygonation
The overlay of the inventory
And the drawings of the condition report.
All foldable documents are organized into folders and subfolders. The whole,
put in a cardboard sleeve and belted with the very explicit title of
work.

9 - verification of the file by the DTC

The control of a plan aims to ensure compliance with standards.
set by the project owner or the contract regarding:
The presentation
The content
- The precision that must be in accordance with the defined tolerance
convention.
The convention establishes the terms of execution but the regularity of the clauses.
is verified by the DTC. The verification is done in two steps.
at the office
The file is analyzed by the verification:
Of the number of rooms,
About the compliance of the files
Plans (presentation)
From the survey of the notebooks in relation to the sketches

Calculations of attachments, orientation, and coordinates.

Report and contour lines
b) On the ground
The errors, mistakes, and uncertainties identified will be verified on-site, thus inviting-
the executing surveyor of the project to facilitate research and be a witness
anomalies that could be observed in the field. He will therefore be invited to
the rectifiers. A detailed report will be drafted with either:
An approval notice with or without reservations
A rejection notice with or without conditions.

CHAPTER 6: LAND DEVELOPMENT PROJECT

PRELIMINARY STUDIES
1 - Generalities
This work must be undertaken by the urban planner before the state of the...
places in close connection with local authorities. Their purpose is:
To define the main options of the project and to specify the standards that must
guide the urban planner or designer in the study and on the other hand

To calculate the area and to choose the site of the land necessary for
the implementation of the housing development. The main options that govern these
work being:
Importance of the subdivision: depending on the expected number of inhabitants or
desirable. Residential or mixed development: industrial zone,
commercial, residential, etc.
Importance of the subdivision in relation to the existing village:
That is to say the issue of whether the subdivision should be integrated into the village.
or vice versa.
Socio-economic level of future residents: That is to say incomes, the
number of automobiles, the age structure of the population (20% young, 40%
old, or 30% adult etc.)
Collective equipment to be provided: Sports field, public square, spaces
verts, market etc.

A. Study of ground surface programming

This study aims to determine the optimal unit surfaces needed.
to book to divers elements constitutive you subdivision.
Suppose that the number of inhabitants in a housing development is 1000, we
program the following footprint surfaces:
Main road forming the framework; length X width: 750 m x
20m = 15,000 m²
Secondary road serving the islets; length X width: 2500 m
x 12m = 30,000 m²
Public place: 3,000 m²
Community house (information hall, dispensary): 1,500 m²
Primary school 250 students at the rate of 10 m² per student: 2,500 m²

-Market, bus station: 3,000 m²

Agricultural cooperative: 2,000 m²
-Commerce, that is 10 lots, each lot measures 27 m x 10 m = 2,700 m²

Craftsmanship 08 lots of 27 m x 15 m = 3,240 m²

Sports field: 5,000 m²
Places of worship, 2 locations of 2,000 m² each, totaling 4,000
m²
Free space: 16,000 m²
Subdivision proper:
 40% for 80 lots of 27 m x 15 m = 32,400 m², economic lots
40% for 80 plots of 27 m x 20 m = 43,200 m², medium standard lots
20% for 40 lots of 30 m x 27 m = 32,400 m², high-end lots
And 10% of unforeseen total surface.
Total area of the subdivision: 215,534 m² ≈ 22 ha

B. Land research
Aside from the conditions already listed, this land must
Preferably located on the same side of the connecting road
Having a good load-bearing soil
Do not stray too far from the connecting road.
The survey of the premises will take place on this selected site.
Surveyor.

2. Execution of the sketch

2.1 Ministerial instruction
The growth of a city requires a simple framework. In C.I, this framework is
orthogonal, that is to say in checkerboards. The large framework that structures the city
is materialized by the main road (50m wide) and the secondary road
(30m wide). The dimensions of the frames take into account either the
population in each islet, or other factors, the bus stops by
Example. The tertiary road network is generally left to the initiative of
the urban planner who often chooses paths 10, 15, 20m wide. So for
to execute the sketch, one must constantly keep in mind not only
the large distributions but especially the sanitation issues,
of the environment and rational operation of the channels and
equipment (inlet, outlet, service routes, main axis).
2.2 Positioning of the islets
2.2.1 Positioning based on slopes
Islands planted parallel to the contour lines

The longitudinal paths have no slope and become very

costly (ditches at variable depths). To prevent the batches in counter
since they receive the runoff waters, it is necessary to execute some
significant earthworks.
 Islands implanted at an angle to the contour lines

There is no sanitation issue, in any case the funds

those below will always receive the runoff water whereas the
earthworks to prevent excessive runoff will be otherwise
less important.
 The islands implanted perpendicularly to the contour lines

It is the most ideal solution because each lot drains the water from
runoff through a small constructed ditch.

2.2. Implantation according to the climate

The prevailing winds are generally from S.W - N.E and the tornadoes of
sens E.O. The sector of preferred orientations is delimited by the lines
N.O - S.E and E.O