Land Development
Process
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Introduction
• General Overview of
– Responsibility
– Processes
• Planning, Acquisition, Engineering
• Goals
• Please ask questions!!
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Pre-Acquisition
Situational Analysis
Option 2
Option 1
Option 3
Property
Investigations
The Market
Situation
The Legal
Situation
The Financial
Situation
The Physical
Situation
The Policy
Situation
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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.
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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.
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Pro-forma – discounted cash flow method
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Phases of Land Development
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Pre-acquisition
Acquisition
Questions ????
Planning and Approvals
Physical Development
Marketing and Sales
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Planning and Approvals Process
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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 614 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!!
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Policy Levels
The Provincial Level
The Municipal Level
The Sector Level
The Community Level
The Sub-Community to
Subdivision Level
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Sales and Marketing Strategic
Physical Development
Internal Production/Sales Planning
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Sales Continuity and Phasing Plan from Business Plan
Preliminary Lotting Plan Approval for Individual Phases
Finalize Lotting Plan
Engineering Program
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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
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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)
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Servicing
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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
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Sales and Marketing Tactical
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.
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Phases of Land Development
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Pre-acquisition
Acquisition
Questions ????
Planning and Approvals
Physical Development
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