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