TOWN OF LEE NOBLE FARM DEVELOPMENT PARTNERSHIP

Save this PDF as:
Size: px
Start display at page:

Download "TOWN OF LEE NOBLE FARM DEVELOPMENT PARTNERSHIP"

Transcription

1 TOWN OF LEE NOBLE FARM DEVELOPMENT PARTNERSHIP

2 NOBLE FARM - APPROX 90 ACRES

3 DEVELOPMENT PROCESS WHAT WE ARE Local Developer with a track record in Lee and the area Innovative & imaginative Experienced Embracing new Tech WHAT WE ARE NOT Deep pockets development Here today - gone tomorrow

4 SHORT HISTORY WHAT HAVE WE DONE IN THE PAST?

5 Nobel K Peterson Dr. Durham NH 13 lots 15 units

6 Lee Lock it Inn 60,000 sq.ft. self storage facility

7 Lee Lock it Inn.

8 American Truck site plan

9 American Truck Conceptual

10 American Truck under construction

11 American Truck completed

12 Innovation Close proximity to aquifer, design and completion of Bio-Retention drainage system to eliminate any runoff contamination. All filtered into a pond as clean as drinking water. State of the art facility with interior waste management of the latest in design and technology.

13 30,000 Sq. Ft. Strip Center

14 Retail Complex Conceptual

15 15 Lot Commercial/Professional Office Development

16 View from the Highway

17 Conceptual Med Office Space

18 Madbury Commons (16 lots)

19 Madbury Commons

20 Cottonwoods (39 lots)

21 Cottonwoods Drive

22 99 Madbury Road - Durham

23 99 Madbury Road Durham Conceptual View

24 Madbury Road Approvals - This project was never built. The abutters appealed the planning board approval and won on a technicality. It was a 78 unit 50 plus housing facility. It was designed with Porous pavement, state of the art drainage,state of the art building and a full parking garage under the building. Total site was 5 acres of construction.

25 WHAT IS SUCCESS? THE GOAL TO provide a project that delivers on R&D light industry to help the tax base, create more diverse tax base, and transform a non-performing asset into a longer term cash flow for the town. HOW? - Create a diverse and vibrant campus with amenities by creating, business, recreational and social opportunities for users on this site, and for the general community, which leverage Community assets consistent with the desire to create value in new business and conservation.

26 How do we work together? COLLABORATION! COMMUNICATION! 60 Day progress reports Approximate 6 month time frame phase 1 Written agreement on goals for each phase Define what success is.. When we have success, we move to phase II

27 Define the Planning Process Three Phases Phase 1 Inventory and Assessment Phase 2 Master Planning Preliminary development concepts Phase 3 Final Design and Development of Individual projects.

28 PHASE 1 Inventory & Assessment Approximately One - Four Months Data compilation -private source -public source Organization/ categorization Data analysis Political Atmosphere Impact on Community Do we have the same vision? Site attributes Site constraints Markets : identification/ niche markets Markets : Analysis what works what does not Community what works and what does not Do they mesh?

29 Phase 2 Preliminary Development Concepts Approximately three to six Months Create schematic Master Plan within the limits of zoning and variances obtained and market influences Potential Land Uses Medical Research and Development Light industrial - Office Commercial/industrial Warehousing - Educational Retreat/Spa - Recreational Commercial Kitchen - Small amount of workforce housing possible Preliminary layouts for roads, utilities, individual project areas Identification of open space and specialized land uses Obtain Community buy-in to the concepts Presentation of Master Plan (concept plan enclosed )

30 Phase 2 What is SUCCESS? The potential projects are complimentary to the community, it s way of life, it s image! They dovetail with the Master Plan and the Long Range Plan They meet the mutual goals of the Community and the Developer The potential projects are supported by Market Studies and/or secured tenants Finance-able - Economically Sound Reality Check - Entitlement Feasibility Initialize Development Agreement Move on to Phase 3

31 Phase 3 Final Design & Development Varied by Market and Project. Implementation of findings and recommendations in phase 2 Identification of most viable & timely projects to proceed with first Identification and selection of strategic partners Investors Builders Tenants Obtain zoning entitlements and state & federal permits Land Sales & / or Leases Construction of individual projects Adjust master plan and expectations with changing markets and demographics as time progresses

32 FINAL REVIEW Collaborative process as much as possible Phased process to assure desired outcomes Complexities are many there are a multiplicity of tasks and potential projects and each will carry its own challenges and benefits Both parties interests must work hand in hand, and both parties interests must be protected at each level Flexibility and creativity are key, both of

33 The Proposal - Highlights Potential concept plan a place to start then refine with input from the community Go to ZBA for use variances and other variances required with support of the selectman and PB. Secure at least one tenant to start within a year to eighteen months

34 CONCEPT

35 The Proposal Some specifics The structure of this proposal is simplified for presentation purposes. The thrust of the proposal is to provide what the town, through the selectmen is seeking in development of the non-performing asset known as the Noble Farm. This proposal is a first step in the monetization of a dormant or fallow community asset. This proposal assumes that a maximum of 200,000 square feet of potential building space for warehouse, light commercial and R&D is attainable on the site. This is based on size, potential effluent volume, and the desire to continue with some amount of green space and buffer around the property. It further assumes that a potential exists for a solar field, and that there may be a recreational area and the continuation of the open space area from the abutting Thurston Woods. In addition, an area has been allocated to some minor amount of Workforce Housing. This is an option to be explored, rather than a sector cast in stone. Because of the rural nature of the location of the parcel, a pricing structure for the land on a per acre basis of net developable land is not immediately apparent. Based on other areas in the seacoast, a pricing range of light industrial land is varied from $30,000 per net acre to as much as $100,000 per net acre.

36 If an assumption is made that there may end up being approximately 40 net acres for all uses, and approximately 30 net R&D/warehouse acres, then the approximate value if using an average of $50,000 per acre might be $1,500,000 gross dollars. Subtract $700,000 for roads, utilities and amenities, leaving approximately $800,000 for land revenue. This would be obtained over a period of years. This proposal would suggest that when the first lot is ready for development, the entirety is transferred at no cost ($1) to the developer, which in effect is the loss leader providing a financial incentive to the prospective tenant, because the developer can get the tenant in at below market numbers, which is what will be needed to attract the first tenant to the site. Subsequently, the land value is to be split between the developer and the town with sixty per cent to the developer, and forty per cent to the town, when the income is derived from a sale, or lease of a site.

37 If 200,000 square feet of building is attained, an approximate revenue stream based on an assessed value of $80 per square foot would be approximately $16 million of new assessed (conservative numbers). This would equate to approximately $450,000 in new annual tax revenue, without the town expending any new dollars. If specialized tenants are obtained, then the per square foot numbers could be substantially higher, with corresponding higher revenues for the town. This is not going to happen overnight. It will take a period of years to reach full maturity for the site. Given the volatility of the market, we will not even hazard a prediction as to time frame. It would appear from the next graph below (source:nhpfc Website ) that Lee s commercial valuation is approximately $60 million out of a total of approximately $535 million, or approximately 11 % of the total. If $16 million were attained, it would add another 3.75% of commercial value to the tax roll

38 ASSESSED VALUE TOWN OF LEE

39 The second area of revenue generation is to be the solar farm/field. New technology is driving less expensive solar electric generation, creating new opportunities for Solar Farms. There are no numbers currently available on assessed values for solar farms, but it would most likely be based on cost and revenue analysis. Though not huge financially for the town, it is a use that could benefit others on site and is low impact to the land. It is green in the sense that it does not use water, create a waste stream or use fossil generated electric. The third area is not one of revenue generation, but of social capitalization. That would be the inclusion of workforce housing, and playgrounds and recreational opportunities. The key would be to take advantage of the ability to use the open space component to create walking trails to be used by both tenants and by the general public. The concept is one of carefully cleaning up the pond area which is already subject to a conservation restriction, and adding to it the balance of the open space to the west. This could in concept create more of a continuation of the Thurston Woods open space, helping to define a corridor. Depending upon wetlands and soils, a potential access to Rt. 125 is available to this developer, as there is some site control for the Darby Field apartments. This would be dependent upon the conservation value, dollar cost, DOT and numerous other factors, but is something to be considered in the potential success of the project.

40 BOTTOM LINE The town sells the land for $1 and other valuable consideration. The town receives revenue from the sale or lease of land on a percentage basis, as each new building is occupied. The town receives revenue from taxes on the created inventory of new structures.

41 NOBLE FARM Thank you for your time, We look forward to a rewarding relationship in completing this project. SUBMITTED BY: GARVEY & COMPANY, LTD. PO BOX 935 DURHAM NH

42

TRANSFER OF DEVELOPMENT RIGHTS

TRANSFER OF DEVELOPMENT RIGHTS STEPS IN ESTABLISHING A TDR PROGRAM Adopting TDR legislation is but one small piece of the effort required to put an effective TDR program in place. The success of a TDR program depends ultimately on the

More information

4. facilitate the construction of streets, utilities and public services in a more economical and efficient manner;

4. facilitate the construction of streets, utilities and public services in a more economical and efficient manner; PVPC MODEL BYLAW BY-RIGHT CLUSTER ZONING BYLAW Prepared by Pioneer Valley Planning Commission Revised: October 2001 1.00 Development 1.01 Development Allowed By Right Development in accordance with this

More information

Calico Marketing Preview

Calico Marketing Preview 5 Reasons to Own Personal Warehouse Space Instead of Renting Provided by Development According to the industrialist billionaire Andrew Carnegie, Ninety percent of all millionaires become so through owning

More information

COPYRIGHTED MATERIAL. Comprehensive Site-Planning Overview. 1.1 Introduction. 1.2 Role of Government

COPYRIGHTED MATERIAL. Comprehensive Site-Planning Overview. 1.1 Introduction. 1.2 Role of Government C h a p t e r 1 1.1 Introduction Comprehensive Site-Planning Overview Properly planned and conceptualized large-scale developments are benefits to communities, developers, and end users. The essence of

More information

Selected Paper prepared for presentation at the Southern Agricultural Economics Association s Annual Meetings Mobile, Alabama, February 4-7, 2007

Selected Paper prepared for presentation at the Southern Agricultural Economics Association s Annual Meetings Mobile, Alabama, February 4-7, 2007 DYNAMICS OF LAND-USE CHANGE IN NORTH ALABAMA: IMPLICATIONS OF NEW RESIDENTIAL DEVELOPMENT James O. Bukenya Department of Agribusiness, Alabama A&M University P.O. Box 1042 Normal, AL 35762 Telephone: 256-372-5729

More information

Chapter 5: Testing the Vision. Where is residential growth most likely to occur in the District? Chapter 5: Testing the Vision

Chapter 5: Testing the Vision. Where is residential growth most likely to occur in the District? Chapter 5: Testing the Vision Chapter 5: Testing the Vision The East Anchorage Vision, and the subsequent strategies and actions set forth by the Plan are not merely conceptual. They are based on critical analyses that considered how

More information

Transit-Oriented Development Specialized Real Estate Services

Transit-Oriented Development Specialized Real Estate Services COLLIERS INTERNATIONAL Transit-Oriented Development Specialized Real Estate Services Accelerating success. Colliers International transit-oriented development GROUP P. 1 2 transit-oriented development

More information

TOWN OF PELHAM, NEW HAMPSHIRE

TOWN OF PELHAM, NEW HAMPSHIRE TOWN OF PELHAM, NEW HAMPSHIRE BUILDOUT ANALYSIS Prepared for the PELHAM CONSERVATION COMMISSION with the assistance of the NASHUA REGIONAL PLANNING COMMISSION TABLE OF CONTENTS I. INTRODUCTION...1 II.

More information

Land Use. Existing Land Use

Land Use. Existing Land Use 8 Land Use 8.1 Land Use Chapter Purpose and Contents This element includes a brief summary of existing land use conditions and trends followed by a series of goals, objectives, and recommendations to guide

More information

Draft Zoning Changes for the 2nd Planning Board Public Hearing, January 22, 2018.

Draft Zoning Changes for the 2nd Planning Board Public Hearing, January 22, 2018. Draft Zoning Changes for the 2nd Planning Board Public Hearing, January 22, 2018. No changes were made at the 1st Public Hearing. Proposed wording for the 1 st Public Hearing in red, eliminated text in

More information

SERVICE & IMPROVEMENT PLAN AND ASSESSMENT PLAN:

SERVICE & IMPROVEMENT PLAN AND ASSESSMENT PLAN: DOWNTOWN MIDLAND MANAGEMENT DISTRICT SERVICE & IMPROVEMENT PLAN AND ASSESSMENT PLAN: 2010-2019 August 25, 2009 Table of Contents 1. Introduction...1 2. Background: The First Five Years...2 3. Service &

More information

REPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services. February 4, 2019

REPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services. February 4, 2019 REPORT TO THE SHELBY COUNTY PLANNING COMMISSION From the Department of Development Services Planning Services February 4, 2019 Case No. Request for Rezoning Approval From E-1 to E-2 SD This is a request

More information

PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12)

PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12) 159.62 PLANNED UNIT DEVELOPMENTS (Ordinance No.: 3036, 12/3/07; Repealed & Replaced by Ordinance No.: 4166, 10/15/12) A. PURPOSE 1. General. The Planned Unit Development (PUD) approach provides the flexibility

More information

GOALS, OBJECTIVES, AND STRATEGIES

GOALS, OBJECTIVES, AND STRATEGIES GOALS, OBJECTIVES, AND STRATEGIES What follows is a series of goals, recommendations and actions that reflect the themes outlined in the Mineral Springs Vision Plan (incorporated into this document as

More information

TOD and Equity. TOD Working Group. James Carras Carras Community Investment, Inc. August 7, 2015

TOD and Equity. TOD Working Group. James Carras Carras Community Investment, Inc. August 7, 2015 TOD and Equity TOD Working Group James Carras Carras Community Investment, Inc. August 7, 2015 What is Equitable TOD? Equity is fair and just inclusion. Equitable TOD is the precept that investments in

More information

PLANNING AND ZONING DEPARTMENT

PLANNING AND ZONING DEPARTMENT Town of Minturn Development Review Process: Guide To Planned Unit Developments (Concept Plan) This guide describes the Planned Unit Development Process. This guide should be utilized in conjunction with

More information

UNDERSTANDING THE TAX BASE CONSEQUENCES OF LOCAL ECONOMIC DEVELOPMENT PROGRAMS

UNDERSTANDING THE TAX BASE CONSEQUENCES OF LOCAL ECONOMIC DEVELOPMENT PROGRAMS UNDERSTANDING THE TAX BASE CONSEQUENCES OF LOCAL ECONOMIC DEVELOPMENT PROGRAMS Richard K. Gsottschneider, CRE President RKG Associates, Inc. 277 Mast Rd. Durham, NH 03824 603-868-5513 It is generally accepted

More information

Attachment A First Submittal JAZB Safety Zones A and B

Attachment A First Submittal JAZB Safety Zones A and B Attachment A First Submittal JAZB Safety Zones A and B Attachment B Second Submittal JAZB Safety Zones A and B Attachment C Flying Cloud Airport (FCM) Draft Airport Zoning Ordinance Social and Economic

More information

Chapter 10: Implementation

Chapter 10: Implementation Chapter 10: Introduction Once the Comprehensive Plan has been adopted by the City of Oakdale, the City can begin to implement the goals and strategies to make this vision a reality. This chapter will set

More information

County of Sonoma Agenda Item Summary Report

County of Sonoma Agenda Item Summary Report County of Sonoma Agenda Item Summary Report Agenda Item Number: 36 (This Section for use by Clerk of the Board Only.) Clerk of the Board 575 Administration Drive Santa Rosa, CA 95403 To: Board of Supervisors

More information

PLANNED RESIDENTIAL DEVELOPMENT (PRD)

PLANNED RESIDENTIAL DEVELOPMENT (PRD) PLANNED RESIDENTIAL DEVELOPMENT SECTION 10. PLANNED RESIDENTIAL DEVELOPMENT (PRD) 10.1 Purpose Planned Residential Development allows by special permit from the Board an alternative pattern of residential

More information

TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE

TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE INTRODUCTION Using the framework established by the U.S. 301/Gall Boulevard Corridor Regulating Plan (Regulating Plan),

More information

BUILDING VALUE THROUGH DEVELOPMENT

BUILDING VALUE THROUGH DEVELOPMENT BUILDING VALUE THROUGH DEVELOPMENT DELIVERING LONG-TERM RETURNS GWL Realty Advisors is a leading real estate investment advisor providing comprehensive asset management, property management, development

More information

Land Use. Land Use Categories. Chart 5.1. Nepeuskun Existing Land Use Inventory. Overview

Land Use. Land Use Categories. Chart 5.1. Nepeuskun Existing Land Use Inventory. Overview Land Use State Comprehensive Planning Requirements for this Chapter A compilation of objectives, policies, goals, maps and programs to guide the future development and redevelopment of public and private

More information

Software Architecture Context

Software Architecture Context Software Architecture Context J. Scott Hawker/R.Kuehl p. 1 Some material Pearson Education Topics Contexts of software architecture The architecture influence cycle What is the role of a software architect?

More information

Land / Site Valuation A Basic Review. Leslie G. Pruitt Certified General Appraiser

Land / Site Valuation A Basic Review. Leslie G. Pruitt Certified General Appraiser Land / Site Valuation A Basic Review Leslie G. Pruitt Certified General Appraiser Whose is the land, it is to the sky and the depth Whose is the land, it is to the sky and the depth This ancient maxim

More information

Potsdam Local Government Conference October 10, 2017

Potsdam Local Government Conference October 10, 2017 Potsdam Local Government Conference October 10, 2017 Presented by Jason Pfotenhauer, St. Lawrence County Planning Office Congratulations on your appointment! Planning Board Basics Keeping up the Momentum

More information

OTTAWA COMMUNITY LANDS DEVELOPMENT CORPORATION

OTTAWA COMMUNITY LANDS DEVELOPMENT CORPORATION OTTAWA COMMUNITY LANDS DEVELOPMENT CORPORATION ANNUAL REPORT 2011 On behalf of the Ottawa Community Lands Development Corporation (OCLDC) and its Board of Directors, we are pleased to share with you Ottawa

More information

Dear Mr Nairn HIA is pleased to provide comments on the recently released Draft Alice Springs Regional Land Use Plan (Draft Plan).

Dear Mr Nairn HIA is pleased to provide comments on the recently released Draft Alice Springs Regional Land Use Plan (Draft Plan). 17 December 2015 Mr G Nairn Chair Northern Territory Planning Commission GPO Box 1680 DARWIN NT 0801 Submitted via email: ntpc@nt.gov.au Dear Mr Nairn HIA is pleased to provide comments on the recently

More information

MIDWAY CITY Municipal Code

MIDWAY CITY Municipal Code MIDWAY CITY Municipal Code TITLE 9 ANNEXATION CHAPTER 9.01 PURPOSE CHAPTER 9.02 GENERAL REQUIREMENTS CHAPTER 9.03 PROPERTY OWNER INITIATION OF ANNEXATION CHAPTER 9.04 PROCEDURES FOR CONSIDERATION OF PETITION

More information

Downtown Development Focus Area: I. Existing Conditions

Downtown Development Focus Area: I. Existing Conditions Downtown Development Focus Area: I. Existing Conditions The Downtown Development Focus Area is situated along Route 1, south of the train tracks, except for the existing Unilever property. It extends west

More information

ARTICLE III District Regulations. A map entitled "Franklin Zoning Map" is hereby adopted as part of this chapter 1.

ARTICLE III District Regulations. A map entitled Franklin Zoning Map is hereby adopted as part of this chapter 1. ARTICLE III District Regulations ~ 305-8. Adoption of Zoning Map. A map entitled "Franklin Zoning Map" is hereby adopted as part of this chapter 1. ~ 305-9. Official Zoning Map; amendments. Regardless

More information

CONSERVATION SUBDIVISION ORDINANCE

CONSERVATION SUBDIVISION ORDINANCE CONSERVATION SUBDIVISION ORDINANCE - Draft Chapter From: Innovative Land Use Planning Techniques -. Related Tools: Pedestrian-Oriented Development Design, Density Transfer Credit, Feature- Based Density,

More information

CITY OF HAMILTON PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division

CITY OF HAMILTON PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division CITY OF HAMILTON PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division TO: Mayor and Members General Issues Committee COMMITTEE DATE: January 18, 2017 SUBJECT/REPORT NO: WARD(S) AFFECTED:

More information

STAFF REPORT. Permit Number: Unlimited. Kitsap County Board of Commissioners; Kitsap County Planning Commission

STAFF REPORT. Permit Number: Unlimited. Kitsap County Board of Commissioners; Kitsap County Planning Commission STAFF REPORT Permit Number: 15 00550 Unlimited DATE: March 2, 2016 TO: FROM: Kitsap County Board of Commissioners; Kitsap County Planning Commission Katrina Knutson, AICP, Senior Planner, DCD and Jeff

More information

Moving Forward. Embracing Opportunity.

Moving Forward. Embracing Opportunity. Moving Forward. Embracing Opportunity. Municipal Development Initiatives 2017 Linden Economic Development Corporation Linden City Hall 301 Wood Ave, Linden, NJ 07036 (908) 474-8493 Linden Municipal Development

More information

VIRGINIA CENTRAL REGION ITS ARCHITECTURE MAINTENANCE PLAN

VIRGINIA CENTRAL REGION ITS ARCHITECTURE MAINTENANCE PLAN VIRGINIA CENTRAL REGION ITS ARCHITECTURE MAINTENANCE PLAN Prepared for: Prepared by: June 30, 2009 Table of Contents 1 INTRODUCTION... 1 2 ARCHITECTURE MAINTENANCE DECISIONS... 1 2.1 Architecture Maintainer...

More information

DELIVERING BUILD TO RENT: Are you ready? Part 2

DELIVERING BUILD TO RENT: Are you ready? Part 2 DELIVERING BUILD TO RENT: Are you ready? Part 2 Top ten Build to Rent questions answered The emergent Build to Rent sector is triggering investment and causing a stir amongst the industry. But with any

More information

PUTNAM, CONNECTICUT BROOKLYN, CONNECTICUT INTERLOCAL AGREEMENT FOR QUINEBAUG REGIONAL TECHNOLOGY PARK DEVELOPMENT. Dated as, 2014

PUTNAM, CONNECTICUT BROOKLYN, CONNECTICUT INTERLOCAL AGREEMENT FOR QUINEBAUG REGIONAL TECHNOLOGY PARK DEVELOPMENT. Dated as, 2014 PUTNAM, CONNECTICUT BROOKLYN, CONNECTICUT INTERLOCAL AGREEMENT FOR QUINEBAUG REGIONAL TECHNOLOGY PARK DEVELOPMENT Dated as, 2014 WORKING DRAFT STILL SUBJECT TO INTERNAL REVIEW AND MODIFICATION INTERLOCAL

More information

Affordable Housing Plan

Affordable Housing Plan Affordable Housing Plan CORDOVA HILLS SPECIAL PLANNING AREA 1 Proposed Project Conwy LLC is the master developer ( Master Developer ) of that certain real property in the County of Sacramento ( County

More information

Frequently Asked Questions

Frequently Asked Questions The City of Brockton recently unveiled three documents aimed at revitalizing our downtown. The Downtown Action Strategy sets a vision for downtown and lays out the actions needed to achieve that vision.

More information

The following regulations shall apply in the R-E District:

The following regulations shall apply in the R-E District: "R-E" RESIDENTIAL ESTATE DISTRICT (8/06) The following regulations shall apply in the R-E District: 1. Uses Permitted: The following uses are permitted. A Zoning Certificate may be required as provided

More information

What does Social Housing

What does Social Housing What does Social Housing Reform mean for Practitioners? Jennie Donald, Deputy Chief Executive, NIFHA Background 2011 Review of NI Housing Executive by PwC & mature conversation 2013 Social Housing Reform

More information

PLANNING FOR NEW TRANSIT NODES IN BELLEVUE

PLANNING FOR NEW TRANSIT NODES IN BELLEVUE PLANNING FOR NEW TRANSIT NODES IN BELLEVUE Emil King, AICP Strategic Planning Manager eaking@bellevuewa.gov October 21, 2010 Overview How Bellevue seeks to capitalize on upcoming light rail investment

More information

RE: Muskoka Official Plan Review Draft Policies re Resorts Development D6

RE: Muskoka Official Plan Review Draft Policies re Resorts Development D6 May 17, 2017 District Municipality of Muskoka 70 Pine Street, Bracebridge, On P1L 1N3 Attn: Planning and Economic Development Committee Dear Committee Members: RE: Muskoka Official Plan Review Draft Policies

More information

Central Pennsylvania Conservancy Project Selection Criteria Form

Central Pennsylvania Conservancy Project Selection Criteria Form Central Pennsylvania Conservancy Project Selection Criteria Form The following criteria guide the actions of the Central Pennsylvania Conservancy s Land Protection Committee and Board of Directors in selecting

More information

LONSDALE BUSINESS PARK

LONSDALE BUSINESS PARK CERRON Commercial Properties, LLC 21476 Grenada Avenue Lakeville, MN 55044 CERRON.com LAND FOR SALE MEDIUM INDUSTRIAL / COMMERCIAL INDUSTRIAL Property Highlights: Up to approx. 33.95 total Acres MN DEED

More information

DRAFT FOR PUBLIC HEARING (rev. March, 2016)

DRAFT FOR PUBLIC HEARING (rev. March, 2016) Chapter 200. ZONING Article VI. Conservation/Cluster Subdivisions 200-45. Intent and Purpose These provisions are intended to: A. Guide the future growth and development of the community consistent with

More information

Property is Our Business COMPANY PROFILE. Corporate Profile

Property is Our Business COMPANY PROFILE. Corporate Profile Property is Our Business COMPANY PROFILE Corporate Profile Who we are PROPERTY ONE is a leading property house founded and established in the Kingdom of Bahrain in 2008, holding commercial registration

More information

SUBDIVISION APPLICATION

SUBDIVISION APPLICATION SUBDIVISION APPLICATION Community Planning and Economic Development Development Services Division 250 South 4 th Street, Room 300 Minneapolis MN 55415-1316 612-673-3000 This application packet is used

More information

A ROADMAP TO INCREASING PROPERTY VALUE WITH ROOFTOP AMENITIES

A ROADMAP TO INCREASING PROPERTY VALUE WITH ROOFTOP AMENITIES A ROADMAP TO INCREASING PROPERTY VALUE WITH ROOFTOP AMENITIES DESIGN BOOK 2017 / 00 / CONTENT - 01 / INTRODUCTION - 02 / WHY ADD AMENITIES? - 03 / AVOID THE VACANCY PLAGUE - 04 / AMENITIES AND ROI - 05

More information

City of Westminster

City of Westminster http://daniels.du.edu/faculty-research/franklin-l-burns-schoolof-real-estate-and-construction-management/events/ City of Westminster DU Executive Real Estate Round Table August 2016 City of Westminster

More information

4. Parks and Recreation Fee Facility Needs and Cost Estimates Fee Calculation Nexus Findings 24

4. Parks and Recreation Fee Facility Needs and Cost Estimates Fee Calculation Nexus Findings 24 TABLE OF CONTENTS CHAPTER PAGE 1. Introduction and Summary of Calculated Fees 1 1.1 Background and Study Objectives 1 1.2 Organization of the Report 2 1.3 Calculated Development Impact Fees 2 2. Fee Methodology

More information

Drainage Impact Fee AB 1600 Nexus Study Update to the Thermalito Master Drainage Plan

Drainage Impact Fee AB 1600 Nexus Study Update to the Thermalito Master Drainage Plan Prepared for The City of Oroville and Butte County Prepared by Keyser Marston Associates, Inc. May 2010 I. INTRODUCTION This Nexus Study presents the maximum development impact fees related to the Update

More information

This article is relevant to the Diploma in International Financial Reporting and ACCA Qualification Papers F7 and P2

This article is relevant to the Diploma in International Financial Reporting and ACCA Qualification Papers F7 and P2 REVENUE RECOGNITION This article is relevant to the Diploma in International Financial Reporting and ACCA Qualification Papers F7 and P2 For almost all entities other than financial institutions, revenue

More information

4 York Region Housing Incentives Study

4 York Region Housing Incentives Study Clause 4 in Report No. 15 of Committee of the Whole was adopted, without amendment, by the Council of The Regional Municipality of York at its meeting held on October 15, 2015. 4 Committee of the Whole

More information

Summary of Findings & Recommendations

Summary of Findings & Recommendations Summary of Findings & Recommendations Minneapolis/St. Paul Region Mixed Income Housing Feasibility, Education and Action Project Background In 2015 and 2016, the Family Housing Fund and the Urban Land

More information

There are a number of resources available to help you begin to

There are a number of resources available to help you begin to Getting Started There are a number of resources available to help you begin to increase tax revenues in your community through balanced commercial growth. Orange County Partnership (845) 294 2323 www.ocpartnership.org

More information

COLDSTREAM (PC-1) INCLUSIONARY HOUSING PLAN

COLDSTREAM (PC-1) INCLUSIONARY HOUSING PLAN COLDSTREAM (PC-1) INCLUSIONARY HOUSING PLAN A. Overview The proposed affordable housing strategy for PC-1 has evolved over time to reflect changes in the marketplace, including the loss of redevelopment

More information

EXHIBIT 1 PROJECT DESCRIPTION AND DESCRIPTION OF REQUESTED AREA VARIANCES REDEVELOPMENT OF 201 ELLICOTT STREET

EXHIBIT 1 PROJECT DESCRIPTION AND DESCRIPTION OF REQUESTED AREA VARIANCES REDEVELOPMENT OF 201 ELLICOTT STREET EXHIBIT 1 PROJECT DESCRIPTION AND DESCRIPTION OF REQUESTED AREA VARIANCES REDEVELOPMENT OF 201 ELLICOTT STREET I. PROJECT DESCRIPTION: Ciminelli Real Estate Corporation (the Applicant ) is seeking area

More information

Village of Perry Zoning Ordinance Update Draft Diagnostic Report

Village of Perry Zoning Ordinance Update Draft Diagnostic Report Village of Perry Zoning Ordinance Update Draft Diagnostic Report Background The Village of Perry began work on a new comprehensive plan in 2014. After a year of committee meetings and public outreach,

More information

Residential New Construction Attitude and Awareness Baseline Study

Residential New Construction Attitude and Awareness Baseline Study Residential New Construction Attitude and Awareness Baseline Study Real Estate Appraiser Survey Report on Findings Prepared for the New Jersey Residential New Construction Working Group January 2001 Roper

More information

TOWN OF BROOKLINE, NEW HAMPSHIRE

TOWN OF BROOKLINE, NEW HAMPSHIRE TOWN OF BROOKLINE, NEW HAMPSHIRE BUILDOUT ANALYSIS DECEMBER, 2003 Prepared by the Nashua Regional Planning Commission TABLE OF CONTENTS Introduction... 1 I. Methodology... 1 A. PARCEL REVIEW... 1 B. DEVELOPMENT

More information

CHAPTER 10 Planned Unit Development Zoning Districts

CHAPTER 10 Planned Unit Development Zoning Districts CHAPTER 10 Planned Unit Development Zoning Districts Section 10.1 Intent and Purpose The Planned Unit Development (PUD) districts are intended to offer design flexibility for projects that further the

More information

Request for Development Land in the Palm Springs Subdivision to be Granted Special Housing Area Status under the Tauranga Housing Accord

Request for Development Land in the Palm Springs Subdivision to be Granted Special Housing Area Status under the Tauranga Housing Accord Request for Development Land in the Palm Springs Subdivision to be Granted Special Housing Area Status under the Tauranga Housing Accord Development Proposal Overview of proposal This request is lodged

More information

FACTS & HIGHLIGHTS. The community will attract young professionals and provide a housing option for empty nesters.

FACTS & HIGHLIGHTS. The community will attract young professionals and provide a housing option for empty nesters. PROJECT DESCRIPTION The proposed project is located on approximately 34 acres at the south east corner of Moorland Road and Greenfield Avenue in New Berlin, WI, as shown on the enclosed concept site plan.

More information

Terms of Reference for the Regional Housing Affordability Strategy

Terms of Reference for the Regional Housing Affordability Strategy Terms of Reference for the Regional Housing Affordability Strategy Prepared by: CRD Regional Planning Services September, 2001 Purpose The Capital Region is one of the most expensive housing markets in

More information

CHAPTER Committee Substitute for Committee Substitute for Senate Bill No. 2188

CHAPTER Committee Substitute for Committee Substitute for Senate Bill No. 2188 CHAPTER 2004-372 Committee Substitute for Committee Substitute for Senate Bill No. 2188 An act relating to land development; amending s. 197.502, F.S.; providing for the issuance of an escheatment tax

More information

Noble Farm Property. Planning Board s Recommendations to Selectboard October 25, 2010

Noble Farm Property. Planning Board s Recommendations to Selectboard October 25, 2010 Noble Farm Property Planning Board s Recommendations to Selectboard October 25, 2010 Committee Members Mark Beliveau Dorin Cox Allan Dennis Frank DeRocchi Lou Ann Griswold Scott Kemp Bob Moynihan Caren

More information

Planning Report INTRODUCTION Sycamore Developers, LLC (hereafter Sycamore) is an affiliate of Premier Development, a leader in the construction and management of residential communities and affordable

More information

CITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY

CITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY CITY OF FORT COLLINS NATURAL AREAS AND CONSERVED LANDS EASEMENT POLICY Adopted January 3, 2012 PURPOSE: The purpose of the policy statement is to clarify the policies and procedures of the City of Fort

More information

Conservancy Mission. Leveraging GIS Technologies in Chesapeake Conservation and Restoration 10/17/2018

Conservancy Mission. Leveraging GIS Technologies in Chesapeake Conservation and Restoration 10/17/2018 Leveraging GIS Technologies in Chesapeake Conservation and Restoration Rachel Soobitsky Geospatial Project Manager Chesapeake Conservancy Conservation Innovation Center Kristin Kirkwood Executive Director

More information

TOWN OF ELIOT PLANNING BOARD SUBDIVISION APPLICATION

TOWN OF ELIOT PLANNING BOARD SUBDIVISION APPLICATION TOWN OF ELIOT PLANNING BOARD SUBDIVISION APPLICATION This application shall conform in all respects to the Land Subdivision Standards of Chapter 41 of the Planning Board of the Town of Eliot code of ordinances.

More information

MOUNT PLEASANT CENTER COMMUNITY WORKSHOP SUMMARY. Workshop Date: April 18, 2016

MOUNT PLEASANT CENTER COMMUNITY WORKSHOP SUMMARY. Workshop Date: April 18, 2016 MOUNT PLEASANT CENTER COMMUNITY WORKSHOP SUMMARY Workshop Date: April 18, 2016 Summary Date: April 28, 2016 1 OVERVIEW On April 18, 2016 more than 50 members of the greater Mount Pleasant community (approximately

More information

Conservation Easement Stewardship

Conservation Easement Stewardship Conservation Easements are effective tools to preserve significant natural, historical or cultural resources. Conservation Easement Stewardship Level of Service Standards March 2013 The mission of the

More information

PRE LEASING GENTRY STATION Brinson Road and US 41 Lutz, FL 33558

PRE LEASING GENTRY STATION Brinson Road and US 41 Lutz, FL 33558 OFFERING MEMORANDUM for OUR EXCLUSIVE LISTING PRE LEASING GENTRY STATION Brinson Road and US 41 Lutz, FL 33558 PAGE: 2 Conceptual Rendering of Gentry Station, Lutz, Florida PAGE: 3 PROPERTY SUMMARY Approx

More information

LAND USE Inventory and Analysis

LAND USE Inventory and Analysis LAND USE Inventory and Analysis The land use section is one of the most important components of the comprehensive plan as it identifies the location and amount of land available and suitable for particular

More information

CHAPTER 3 PRELIMINARY PLAT

CHAPTER 3 PRELIMINARY PLAT 10-3-1 10-3-3 SECTION: CHAPTER 3 PRELIMINARY PLAT 10-3-1: Consultation 10-3-2: Filing 10-3-3: Requirements 10-3-4: Approval 10-3-5: Time Limitation 10-3-6: Grading Limitation 10-3-1: CONSULTATION: Each

More information

DRAFT REPORT. Boudreau Developments Ltd. Hole s Site - The Botanica: Fiscal Impact Analysis. December 18, 2012

DRAFT REPORT. Boudreau Developments Ltd. Hole s Site - The Botanica: Fiscal Impact Analysis. December 18, 2012 Boudreau Developments Ltd. Hole s Site - The Botanica: Fiscal Impact Analysis DRAFT REPORT December 18, 2012 2220 Sun Life Place 10123-99 St. Edmonton, Alberta T5J 3H1 T 780.425.6741 F 780.426.3737 www.think-applications.com

More information

Course Descriptions Real Estate and the Built Environment

Course Descriptions Real Estate and the Built Environment CMGT REAL XRCM Construction Management Courses Real Estate Courses Executive Master Online Courses CMGT 4110 PreConstruction Integration & Planning CMGT 4120 Construction Planning & Scheduling This course

More information

WYNYARD CENTRAL HOUSING POLICY

WYNYARD CENTRAL HOUSING POLICY WYNYARD CENTRAL HOUSING POLICY 1 Policy objectives 1.1 To clarify the approach that Waterfront Auckland (WA) will take to delivering a thriving residential community. 2 Scope 2.1 Covers the approach to

More information

COST SEGREGATION UNCOVERING HIDDEN CASH FLOW

COST SEGREGATION UNCOVERING HIDDEN CASH FLOW 1800 Avenue of the Stars Suite 310 Century City, CA 90067 (310) 798-3123 info@braunco.com COST SEGREGATION UNCOVERING HIDDEN CASH FLOW Why not recover at least 5 to 10 cents for every dollar you spend

More information

A. Preserve natural resources as identified in the Comprehensive Plan.

A. Preserve natural resources as identified in the Comprehensive Plan. 1370.08 Conservation Residential Overlay District. Subd. 1 Findings. The City finds that the lands and resources within the Conservation Residential Overlay District are a unique and valuable resource

More information

PROPOSED METRO JOINT DEVELOPMENT PROGRAM: POLICIES AND PROCESS July 2015 ATTACHMENT B

PROPOSED METRO JOINT DEVELOPMENT PROGRAM: POLICIES AND PROCESS July 2015 ATTACHMENT B PROPOSED METRO JOINT DEVELOPMENT PROGRAM: POLICIES AND PROCESS ATTACHMENT B TABLE OF CONTENTS I. INTRODUCTION / PURPOSE............................ 3 II. OBJECTIVES / GOALS..................................

More information

Town of Bethlehem 20/20 Advisory Committee. Committee Meeting March 14, 2008 Elsmere Fire House, Poplar Drive 7:45 9:30 a.m.

Town of Bethlehem 20/20 Advisory Committee. Committee Meeting March 14, 2008 Elsmere Fire House, Poplar Drive 7:45 9:30 a.m. Town of Bethlehem 20/20 Advisory Committee Committee Meeting March 14, 2008 Elsmere Fire House, Poplar Drive 7:45 9:30 a.m. Agenda 1. Co-Chair Report Terri Egan and Ken Ringler 2. Town of Bethlehem Comp

More information

Actual & Projected Population

Actual & Projected Population Annexation Policy and the Comprehensive Plan Presentation November 9, 2012 1 Annexation Policy Document Overview: Background, history, and strategies Policy: Policy Statements t t to guide and provide

More information

*IMAGE* 6.5cm HIGH 10.6cm WIDE

*IMAGE* 6.5cm HIGH 10.6cm WIDE Number of Sales Median Price *IMAGE* 6.5cm HIGH 1.6cm WIDE Hobart OVERVIEW and it s surrounds have never experienced price growth quite like we are seeing. Demand is being driven by young owner/occupiers

More information

FINAL DRAFT 10/23/06 ARTICLE VI

FINAL DRAFT 10/23/06 ARTICLE VI FINAL DRAFT 10/23/06 ARTICLE VI 185-41.1. Planned Residential Development A. Purpose and Intent. The purposes of the Planned Residential Development (PRD) bylaw are to maintain the rural character of Dover,

More information

LAPACO PAPER PRODUCTS LTD.

LAPACO PAPER PRODUCTS LTD. LAPACO PAPER PRODUCTS LTD. 5200 J.A. Bombardier Street Longueuil, Quebec TABLE OF CONTENTS Section Photographs & Location Maps 1 Project Summary 2 The Location 3 Lapaco Paper Products Ltd. 4 Investment

More information

APPENDIX B. Fee Simple v. Conservation Easement Acquisitions NTCOG Water Quality Greenprint - Training Workshops

APPENDIX B. Fee Simple v. Conservation Easement Acquisitions NTCOG Water Quality Greenprint - Training Workshops APPENDIX B Fee Simple v. Conservation Easement Acquisitions NTCOG Water Quality Greenprint - Training Workshops Lake Arlington Watershed and Lewisville Lake East Watershed June 21, 2011 Presenter Talking

More information

How to Read a Real Estate Appraisal Report

How to Read a Real Estate Appraisal Report How to Read a Real Estate Appraisal Report Much of the private, corporate and public wealth of the world consists of real estate. The magnitude of this fundamental resource creates a need for informed

More information

UPTOWN NASHVILLE PRO FORMA TEAM

UPTOWN NASHVILLE PRO FORMA TEAM PRO FORMA FINANCIAL SUMMARY The transformation of the Sulphur Dell District into Uptown Nashville begins with the combination of the owners existing parcels and the immediate acquisition of surrounding

More information

REAL TY MISSISSAUGA, FOR LEASE OR SALE. *Sales Representative **Broker

REAL TY MISSISSAUGA, FOR LEASE OR SALE. *Sales Representative **Broker REAL TY FOR LEASE OR SALE *Sales Representative **Broker MISSISSAUGA, ONTY REAL A BOLD NEW REALITY 2455 Meadowpine Boulevard an outstanding new office opportunity in Meadowvale. Up to 115,000 sf of space,

More information

INTER-JURISDICTIONAL COORDINATION AND STREAMLINING ELEMENT

INTER-JURISDICTIONAL COORDINATION AND STREAMLINING ELEMENT INTER-JURISDICTIONAL COORDINATION AND STREAMLINING ELEMENT Inter-jurisdictional Coordination Inter-jurisdictional coordination is an important issue for Mardela Springs. It is a valuable tool to help identify

More information

The Onawa and CHAT Report

The Onawa and CHAT Report The Onawa and CHAT Report Black Hills Energy A Community Housing Assessment Team Study Amy Haase, AICP March 10, 2014 Population Change Onawa, 1960-2010 3,500 3,000 3,176 3,154 3,283 2,936 3,091 2,998

More information

Stanley Heights. Senior Independent Living. Overland Park, Kansas

Stanley Heights. Senior Independent Living. Overland Park, Kansas Stanley Heights Senior Independent Living Overland Park, Kansas 1 Page Table of Contents I. Executive Summary...3 Introduction... 3 The Development... 3 Overland Park Market... 4 Competition... 4 II. The

More information

OPEN SPACE RESIDENTIAL DEVELOPMENT (OSRD) MODEL SITE PLAN BYLAW

OPEN SPACE RESIDENTIAL DEVELOPMENT (OSRD) MODEL SITE PLAN BYLAW OPEN SPACE RESIDENTIAL DEVELOPMENT (OSRD) MODEL SITE PLAN BYLAW 1) PURPOSE AND INTENT a) The Primary Purposes for OSRD are the following: i) To allow for greater flexibility and creativity in the design

More information

Offering Memorandum. 790 Ferrari Ln., Ontario CA T F PAGE

Offering Memorandum. 790 Ferrari Ln., Ontario CA T F PAGE 1090 26383 S 8th Baseline Street St, Colton Highland, CA CA 92346 Colton, Highland San Bernardino & San Bernardino County Area Area Industrial RE/MAX Commercial DRE: 01903052 790 Ferrari Ln., Ontario CA

More information

FIRE FACILITIES IMPACT FEE STUDY NEWCASTLE FIRE PROTECTION DISTRICT FINAL DRAFT JUNE 24, 2014

FIRE FACILITIES IMPACT FEE STUDY NEWCASTLE FIRE PROTECTION DISTRICT FINAL DRAFT JUNE 24, 2014 FIRE FACILITIES IMPACT FEE STUDY NEWCASTLE FIRE PROTECTION DISTRICT FINAL DRAFT JUNE 24, 2014 Oakland Office Corporate Office Other Regional Offices 1939 Harrison Street 27368 Via Industria Lancaster,

More information

Detroit Neighborhood Housing Markets

Detroit Neighborhood Housing Markets Detroit Neighborhood Housing Markets Market Study 2016 In 2016, Capital Impact s Detroit Program worked with local and national experts to determine the residential market demand across income levels for

More information