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Land Development Process
04/11/23 Carma Calgary Land 2007 1
Introduction
• General Overview of – Responsibility– Processes • Planning, Acquisition, Engineering
• Goals• Please ask questions!!
04/11/23 Carma Calgary Land 2007 2
04/11/23 Carma Calgary Land 2007 3
Pre-Acquisition Pre-Acquisition Situational Situational AnalysisAnalysis
Property InvestigationsThe Market
Situation
The LegalSituation
The PolicySituation
The PhysicalSituation
The FinancialSituation
Option 1
Option 2
Option 3
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.
04/11/23 Carma Calgary Land 2007 4
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.
04/11/23 Carma Calgary Land 2007 5
04/11/23 Carma Calgary Land 2007 6
Pro-forma – discounted cash flow Pro-forma – discounted cash flow methodmethod
Phases of Land Development
• Pre-acquisition • Acquisition• Questions ????• Planning and Approvals• Physical Development• Marketing and Sales
04/11/23 Carma Calgary Land 2007 7
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!!
04/11/23 Carma Calgary Land 2007 8
Policy Levels
04/11/23 Carma Calgary Land 2007 9
The Provincial Level
The Municipal Level
The Sector Level
The Community Level
The Sub-Community to Subdivision Level
04/11/23 Carma Calgary Land 2007 10
Sales and Marketing Strategic
Physical Development
Internal Production/Sales Planning
• Sales Continuity and Phasing Plan from Business Plan• Preliminary Lotting Plan Approval for Individual Phases• Finalize Lotting Plan• Engineering Program
04/11/23 Carma Calgary Land 2007 12
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
04/11/23 Carma Calgary Land 2007 13
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)
04/11/23 Carma Calgary Land 2007 14
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
04/11/23 Carma Calgary Land 2007 15
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.
04/11/23 Carma Calgary Land 2007 17
Phases of Land Development• Pre-acquisition • Acquisition• Questions ????• Planning and Approvals• Physical Development
04/11/23 Carma Calgary Land 2007 18
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