Land Development in Saskatchewan SPPI Conference Devin Clarke, RPP, MCIP

Transcription

1 Land Development in Saskatchewan 2014 SPPI Conference Devin Clarke, RPP, MCIP September 21, 2014

2 Agenda 1 Land Development in Saskatchewan 2 The Process 3 Costs 4 Questions and Discussion

3 Land Development We will be discussing Greenfield Development which is: The development of raw land into serviced land ready for construction.

4 Development In SK Urban Areas (10K +) % of Single Family land development was in Saskatoon and Regina % Over 4,500 Single Family lots developed in 2012 Over 4,100 Single Family lots developed in 2013 Source: Estimates based on data from CMHC Housing Statistics

5 Saskatoon 3 Main Development Areas Blairmore (west) Holmwood (east) University Heights (north-east)

6 Blairmore Sector Approx 3600 ha 32,000 dwelling units 71,000 population Kensington and Elk Point currently under construction

7 Holmwood Sector Approx 2800 ha 33,000 dwelling units 74,000 population Brighton currently under construction

8 University Heights Sector Approx 1600 ha 12,300 dwelling units 28,000 population Aspen Ridge currently under construction

9 Regina 300k growth areas 500k growth areas All quadrants of city identified for growth Source: Design Regina

10 Regina 235k Source: City of Regina Planning Department

11 Regina 300k Source: City of Regina Planning Department

12 The Process Acquisition and Due Diligence 1) Find your raw land Source: Google Images

13 Acquisition and Due Diligence Land Prices - Saskatoon and Regina have seen a % increase in rural land value over the past 7 years - Bedroom communities see similar land values (i.e. Warman) - Rural land values expected to continually rise Source: Colliers Saskatoon

14 Acquisition and Due Diligence 2) Determine what kind of development the land is suited for and how much of it is developable.

15 Acquisition and Due Diligence Build a Pro-Forma Model Lot Sales Land Purchase Consulting Levies Construction Shallow Utilities Soft Costs

16 Design Topography Survey One of the first orders of work to complete once land is acquired Used for servicing design of stormwater and sanitary sewer Identify natural view points

17 Environmental and Heritage Natural Area Screening Phase 1 Environmental Assessment

18 Neighbourhood Design Choose a design theme Use topo to plan for stormwater detention, viewpoints, etc. Calculate land use statistics to ensure targets are achieved

19 Neighbourhood Design Evolution of the Plan

20 Neighbourhood Design Evolution of the Plan

21 Neighbourhood Design Evolution of the Plan

22 Neighbourhood Design Evolution of the Plan

23 Neighbourhood Design Example - Rosewood

24 Serviceability Study Engineers work with planners from beginning Sanitary Sewer, Storm Sewer, Water, Grading, Transportation Opinion of Probable Cost Neighbourhood Design Implementation Civil Concept Plan Parks & Open Space Transportation Environmental

25 Serviceability Study Transportation layout example

26 Serviceability Study Water network example

27 Serviceability Study Storm Water Drainage example

28 Serviceability Study Wastewater network example

29 Subdivision Completed by either a Registered Professional Planner or a Saskatchewan Land Surveyor An accurate layout of lots, roads, and parks. Source: Google Images

30 Construction Grading The rough grading starts early on in the process

31 Plan of Survey Once rough grading is completed, a surveyor can pin the lots The pinned lots will be very close to the layout of the plan of proposed subdivision.

32 Detailed Design While rough grading is occurring, engineers and technologists are busy with detailed design

33 Resident Engineering Ongoing supervision of all construction activities

34 Construction Survey Provide survey control and grade sheets Stake out boundaries for limits of construction

35 Post Construction Final Inspection Construction Completion Certificate Record Drawings Source: Google Earth

36 Costs Land Consulting Levies Construction Shallow Utilities Soft Costs

37 Land Cost varies More Developable Less Developable Cost of Land

38 Consulting Detailed design, resident engineering, and construction survey is generally based on a % of construction Additional consulting fees for geotech, planning, surveying, landscape architecture, environmental, etc.

39 Levies a Levy is a fee the municipality charges which is used to fund the construction of that specific item.i.e. a storm sewer levy would be used to fund the construction of a down stream storm sewer trunk Based on frontage or by area

40 Source: City of Saskatoon, City of Regina

41 Construction Grading, undergound servicing, roadways, sidewalks, and parks

42 Shallow Utilities/Street Lights Power, gas, sasktel/shaw Street lights

43 Soft Costs Marketing General overhead

44

45 Questions?