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Land Development Process

Land Development Process. Introduction. General Overview of Responsibility Processes Planning, Acquisition, Engineering Goals Please ask questions!!. Option 2. Option 1. Option 3. Property Investigations. The Market Situation. The Financial Situation. The Legal

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Land Development Process

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  1. Land Development Process Carma Calgary Land 2007

  2. Introduction • General Overview of • Responsibility • Processes • Planning, Acquisition, Engineering • Goals • Please ask questions!! Carma Calgary Land 2007

  3. Option 2 Option 1 Option 3 Property Investigations The Market Situation The Financial Situation The Legal Situation The Physical Situation The Policy Situation Pre-Acquisition Situational Analysis Carma Calgary Land 2007

  4. Land Acquisition • Market Research and Needs Assessment driven from Strategic Plan • Site Selection and Pro Forma • Offers to Purchase (Carma prepared) / Purchase and Sale Agreements (Lawyer to Lawyer) • Due Diligence – Typically 45-90 days (Engineering, Geotech, Traffic, Planning, Environmental, Pro Forma, Leases etc.) • Land Purchased and Transferred • Lease Agreements (Farming, utilities, cell towers etc.)transferred. Carma Calgary Land 2007

  5. The Acquisition Phase • Financial Pro-forma • Financial modeling to determine value of land based upon: • Sales expectations include both timing and price • Cost estimates including timing and price • Risk / Return based upon industry or corporate expectations. Carma Calgary Land 2007

  6. Pro-forma – discounted cash flow method Carma Calgary Land 2007

  7. Phases of Land Development • Pre-acquisition • Acquisition • Questions ???? • Planning and Approvals • Physical Development • Marketing and Sales Carma Calgary Land 2007

  8. Planning and Approvals Process • Regional Policy Plans – (City Document) but background typically supplied by landowners. • Area Structure Plan (ASP) Preparation (City Document) • Outline Plan and Land Use (Developer Application) – Typically 6-14 months depending on size and complexity of application. • Negotiations • CPAG Detailed Team Review conditions of approval • CPC (Calgary Planning Commission) approval • City Council approval • Celebrate!! Carma Calgary Land 2007

  9. The Provincial Level The Municipal Level The Sector Level The Community Level The Sub-Community to Subdivision Level Policy Levels Carma Calgary Land 2007

  10. Carma Calgary Land 2007

  11. Sales and Marketing Strategic

  12. Physical DevelopmentInternal Production/Sales Planning • Sales Continuity and Phasing Plan from Business Plan • Preliminary Lotting Plan Approval for Individual Phases • Finalize Lotting Plan • Engineering Program Carma Calgary Land 2007

  13. Engineering Process • Preliminary Engineering and Landscape Design submission • Preparation of Cost Estimates and Tenders • Preparation of Phase Indemnity Agreement and Bonding by Developer • Request Standard Development Agreement “Special Clauses” • Preparation of Tentative Subdivision Plan and Submission to City for Approval • Review Tentative Plan CPAG (Corporate Planning Applications Group) conditions of approval • Architectural Controls Development Permit (if required • Shallow Utility Design and Approval • Final Engineering and Landscape Design Submission to City for Approval Carma Calgary Land 2007

  14. Engineering Process • Preparation and Award of Carma Project Approval – Internal Carma Approval • Site Grading • Preparation of Legal Documents and Submission to City. • Submit Final Subdivision “Linens” for Submission to City for final approval. • Submission of City approved linens to Land Titles for registration • Final Addressing approved by City • Underground Utility Permission and Installation • Builders Packages (legal survey, urw, building grade plans, surface info plan) • Obtain Building Permits (after testing and Fire Marshal Clearance) Carma Calgary Land 2007

  15. Servicing • Rough Grading • Underground Utility Permission and Installation • Obtain Building Permits (after testing and Fire Marshal Clearance) • Builders Packages (legal survey, urw, building grade plans, surface info plan) • Sale of Lots to Builders • Grade Slips Issued to Builders • Surface Approval from City • Concrete Surface Improvements • Asphalt Surface Improvements • Installation of Shallow Utilities and Energizing (can occur prior to surface improvements) • Landscaping Carma Calgary Land 2007

  16. Sales and Marketing Tactical

  17. CCC/FAC Process • CCC inspection conducted by City and Developer representive after construction • Some CCC inspections can be self inspected by Consultant (underground) and submitted for approval. • Issuance of CCC triggers start date of warranty period • Warranty Periods • Underground – 1 freeze/thaw cycle • Surface – 2 freeze/thaw cycles (minimum 75% buildout of phase required to issue FAC) • Landscaping – 1 year • End of warranty period – inspection conducted, maintenance performed (concrete, toplift asphalt, etc.) • FAC issued • Bond reduced or returned when final as builts submitted and approved by City. Carma Calgary Land 2007

  18. Phases of Land Development • Pre-acquisition • Acquisition • Questions ???? • Planning and Approvals • Physical Development Carma Calgary Land 2007

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