Land Development Process 10/6/2014Carma Calgary Land 20071

Land Development Process

04/11/23 Carma Calgary Land 2007 1

Introduction

• General Overview of – Responsibility– Processes • Planning, Acquisition, Engineering

• Goals• Please ask questions!!



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.


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.



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


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!!


Policy Levels


The Provincial Level

The Municipal Level

The Sector Level

The Community Level

The Sub-Community to Subdivision Level


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


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


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)


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


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.


Phases of Land Development• Pre-acquisition • Acquisition• Questions ????• Planning and Approvals• Physical Development
