Scheme Sample Report Firstname Lastname Address, Suburb, City 0000 1
Disclaimer and Copyright The Urban Options reports provide those considering residential development with an understanding of the range of options available for any given site and provides a framework for their relative assessment. All reports utilise publicly available source data from LINZ, Auckland City and Core Logic. Urban Options accepts no responsibility for the accuracy or otherwise of this material. The reports have been prepared on behalf of and for the client. Urban Options accepts no liability or responsibility in respect upon this report by any third party. The reports do not constitute a comprehensive development feasibility, nor are they a resource application and should not be relied on solely for detailed development planning. Urban Options shall retain intellectual property/copyright in all drawings, specifications and other documentary material prepared by us. The project client may reproduce drawings, specifications and any other part of the report in which Urban Options has copyright as reasonably required in connection with the project but not otherwise. Any other use or copying of the report without written permission of Urban Options constitutes an infringement of copyright. The ownership of data and factual information collected by Urban Options and paid for by you shall, after payment, lie with you. 2
Scheme Sample Report Contents Intro Executive Summary 5 Site Planning Framework 7 Description 10 Buildable Area 16 Proposed Scheme Planning Checklist 19 Subdivision Concept 20 Layout 22 Coverage 24 Living Space 26 Building Envelope 28 Fencing 30 Servicing 32 Access 34 Cross Sections 36 Planning Assessment 38 Visualisations Overview 41 Visualisations 50 Feasibility How to read 55 Assumptions 56 Model 57 Next Steps Review 59 3
Intro 4
Scheme Sample Report Intro Overview PropertyOptions consists of a suite of three property assessments: Scope Select Scheme Its purpose is to determine the best ie the most profitable and least risky development scenario for a site based on development economics and District Plan criteria. This purpose of Scheme is to provide a development scheme based on the selected approach from the Select report. The primary focus of the service is to remove, as far as possible, all consent risk. This is done by developing the scheme as a real design on the site using actual building types. This allows accurate quantification and testing against all Unitary Plan controls and involves a design solution for servicing and site works. The aim is to produce a scheme that is proven fully compliant in terms of planning controls. A planner s review, like a mini-aee, is also included. This assesses how well the scheme satisfies the intent of the Unitary Plan and identifies any consent issues if any. Although prepared using real building designs, these are not included within the report. However, the full building envelope for the scheme is indicated as a benchmark for any future variations to the design 5
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Scheme Sample Report Intro Executive Summary 7
Site Auckland Unitary Plan (Operative in Part) Site Address: 65 Athens Road, Onehunga Auckland 1061 Legal Description: Pt Lot 33 DP 4720 Modification: Zone: Precinct: Overlays: Controls: Designations: Notice of requirements, NoR 7: Proposed Northern Runway, Airspace Restriction Designations, Notified, 15/02/2018 Residential Mixed Housing Suburban Zone N/A Natural Resources: High-Use Aquifer Management Areas Overlay [rp] - Onehunga Volcanic Aquifer Natural Resources: Quality-Sensitive Aquifer Management Areas Overlay [rp] - Onehunga Volcanic Aquifer Macroinvertebrate Community Index - Urban N/A 8
Scheme Sample Report Site uckland Council Planning Framework Map Amaru Roa Moata Road Ngatiawa Street Mariri Road Tawa Road Moana Avenue Namata Road Hoheria Road Athens Road 9 9
Site Planning Framework MHS Zone Controls Summary Height Front Yard Setback Side / Rear Yard Setback 8m max 3m min 1m min Height to Boundary 2.5m + 450 Building Coverage 40% max (#m 2 ) Impervious 60% max (#m 2 ) Landscaped / Permeable Surface 40% min (#m 2 ) Landscaped Front Yard Private Yard (Ground Level) Outlook Space 50% min 20m 2, 4m min dimension 6m min depth, 4m min width 10
Scheme Sample Report Site Planning Framework 11
Site Description 12
Scheme Sample Report Site Description Allen Street Existing House Existing Garage Dawnhaven Drive 13
Site Conditions & Existing Infrastructure Existing House Existing House Existing House 50.0 m 16m 66.3m 2 37m 2 42.6m 2 Existing Garage 15.5m 2 Existing House Existing House 16.5 m 825.2 sq m Existing Trees Coverage 108.9m 2 Paving 52.5m 2 TOTAL IMPERMEABLE 161.4m 2 15m 16.5 m Dawnhaven Drive 50.3 m KEY Water supply Storm water Wastewater pipe Existing Garage Existing House 0 5 10 15 m 14
Scheme Sample Report Site Conditions & Existing Infrastructure 15
Site Conditions & Existing Infrastructure 16
Scheme Sample Report 17
Site Buildable Area 18
Scheme Sample Report 2.2m easement - WW pipe 1m Rear setback 1m Side setback 20m Alternative Control Area A Dawnhaven Drive B KEY Site Boundary Boundary Setback Easements Buildable Area 20m Alternative Control Area 3m Front setback 0 5 10 15 m 19
Proposed Scheme 20
Scheme Sample Report Proposed Scheme Overview 21
Proposed Scheme Subdivision Concept The JOAL is defined by the driveway edge. Internal lot boundaries are: Formed and extend from the shared wall of duplexed carports Intermediate between standalone house pairs 22
3.1 m 3.1 m 3.7 m 3.7 m 3.0 m 3.0 m 1.8 m 1.9 m 13.1 m 13.1 m 9.7 m 9.7 m Scheme Sample Report 11.2 m 11.8 m 15.3 m 16.5 m LOT 4 155.0 sq m 3.6 m 7.1 m 3.5 m LOT 3 144.4 sq m LOT 2 140.1 sq m 3.5 m 7.0 m LOT 1 182.3 sq m 12.0 m 3.0 m 3.0 m 9.6 m 9.6 m 11.8 m 3.5 m Dawnhaven Drive 2.0 m 2.0 m 0.0 m1.9 m 1.3 m1.5 m JOAL 203.6 sq m 3.7 m 4.5 m 5.8 m 44.5 m KEY Site Boundary Lot Boundary 0 4 6 8 m 23
Proposed Scheme Layout 24
3 Dwelling C1-2 Cottage 2 Dwelling B1-2 Cottage A3-1 Dwelling bed 3 Townhouse Scheme Sample Report 2.2m WW Pipe Easement Side Setback 2.57m Rear Setback 6.05m 3.61m 4 Dwelling A1-2 Cottage Garage single 6.78m 5.97m 7.07m 3.59m Garage single 6.47m 7.59m 3.78m 3.05m 4.9m 5.38m 6m 3.55m Garage single 6.81m 7m Garage single 4.96m 6m Wall line below 4.05m Front Setback 3.7m 3m 3m 4.4m 6.2m Dawnhaven Drive Side Setback KEY Site Boundary 3 Bedroom Townhouse 0 4 6 8 m 2 Bedroom Townhouse Garage Driveway Front Door Living Court 25
Proposed Scheme Coverage 26
3 Dwelling 2 Dwelling 1 Dwelling Scheme Sample Report 4 Dwelling Dawnhaven Drive KEY Site Boundary Building Driveway 0 4 6 8 m Paving Permeable Surfaces Front Yard Landscape 27
Proposed Scheme Living Space 28
3 Dwelling GFA 2 Dwelling GFA 1 Dwelling GFA Scheme Sample Report Living Court 53.1 sq m 20m 2 20m 2 Living Court 68.5 sq m Living Court 57.7 sq m 20m 2 20m 2 Living Court 65.4 sq m 4 Dwelling GFA 77 m 2 77 m 2 77 m 2 110 m 2 Dawnhaven Drive KEY Site Boundary Buildings Driveway 0 4 6 8 m Living Court Utility Court Front Door Living Court Outlook Area - Main Livin Outlook Area - Main Bedr Outlook Area - Other Livi 29
Proposed Scheme Building Envelope 30
16m 8m 15m Scheme Sample Report Rear Boundary 0.7m 1.6m 0.6m 0.3m Front Boundary 1m 1m 45 D E F 45 8m 73.3 F C 2.5m Rear setback 1m 45 3m 3.6m 2.5m 6.9m Section Site Map Section C Front setback C' Side Boundary 45 0.24m 45 Side Boundary Side Boundary 45 8m 0.5m 1.2m 45 Side Boundary 6.9m 3.6m Side Boundary 1m 1m 45 73.3 8m 0.37m 0.2m 2 0.89m 45 73.3 1m 1m Side Boundary 3.6m 0.8m 6.9m 2.5m Side setback 1m 3m Driveway 1m Side setback 2.5m 2.5m 1m Side setback Side setback 1m 2.5m Side setback 1m 1m Side setback Section D D' Section E E' Section F F' 0 4 6 8 m 31
Proposed Scheme Fencing 32
3 Dwelling 2 Dwelling 1 Dwelling Scheme Sample Report 4 Dwelling Dawnhaven Drive KEY Site Boundary Driveway Fence 1.2m 0 4 6 8 m Fence 1.5m + 0.3 Fence 2m solid 33
Proposed Scheme Servicing 34
3 Dwelling 2 Dwelling 1 Dwelling 4 Dawnhaven Drive 4 Dwelling Dawnhaven Drive KEY Site Boundary Buildings Driveway Water Supply Waste Water Storm Water 0 4 6 8 m Pipe Impact Zone Water meters Manholes / Catchpits 35
Proposed Scheme Access 36
3 Dwelling 2 Dwelling 1 Dwelling Scheme Sample Report 4 Dwelling Dawnhaven Drive 7.1m 7m KEY Reverse tracking shaded Reverse 6.8m Entry Reverse tracking shaded 3m Reverse tracking shaded Reverse 6.8m Entry Reverse tracking shaded 3m 6.17m Site Boundary Building Garage 0 4 6 8 m Driveway Paving Permeable Surface Front Door Living Court 37
Proposed Scheme Planning Assessment 38
Scheme Sample Report Proposed Scheme Planning Checklist 39
Visualisations 40
Scheme Sample Report Visualisations Overview The following plans illustrate the building types used to populate the scheme. These are high-level designs that are: Dimensionally accurate Provide in principle internal layouts Indicate position of main entry and living court egress They are not yet fully worked out plans for Resource Consent though they are accurate and functional layouts and massing forms. Therefore they provide certainty of outcome in relation to planning controls as well as enabling a detailed brief for full architectural design as part of the resource and building consents. 41
Visualisations Side Elevation 1 Side Elevation Scale: 1:200 42
Scheme Sample Report Visualisations Front Elevation 43
Visualisations 3D Modelling 44
Scheme Sample Report Visualisations 3D Modelling 45
Feasibility 46
Scheme Sample Report Feasibility Assumptions While there are many economies with producing smaller, compact and attached dwellings, construction costs typically increase on a $/m 2 basis as the building size is reduced. This is due to the fact that: The essential elements of house (bathrooms, kitchens, laundry) remain largely the same across types Compliance (fire in particular) and engineering costs increase with both building height and intensity of development All spaces need to be optimized for additional purposes (roof cavities for storage for example) Consequently, based on recent experience in Auckland, medium > high $/m 2 rates have been used for all multi-unit scenarios. Garage / carport costs are provided separately to accommodate the range of possible development solutions. Assumptions on sales values and rental values are based on: Recent sales data within the vicinity provided from the homes.co.nz website Rentals analysis from Ministry of Business, Innovation and Employment s Tenancy Services website (www.tenancy.govt.nz) All costs include GST. Generally, values have been taken from the upper end to reflect new build status and quality. Values used in the feasibility model have been based on current rates for the Urban Factory set of designs. 47
Feasibility How to read How to read the Residual Land Value model. The key indicators when reading the Residual Land Value Feasibility table are the bottom 3 figures: Gross Margin: Builds in a development margin (a builder s margin is already contained within the build price) based on the total cost of development, but excluding the price of the land. Capital Requirement: Tells you the amount of money required to develop the scheme. Residual Land Value: Tells you the true cost of the land for this particular land-use or scheme configuration after all costs and profit have been deducted from the final sale price. If the land was bought for more than this figure, then the difference will reduce the profit for that option. And conversely, if the land was purchased for less, then the gross profit will increase by the difference. Financial risk is determined by the relationship between Capital Requirement and the Margin after the Land Value adjustment. 48
Scheme Sample Report Feasibility Model Building Type OPTION 4: 2x TOWNHOUSES + MINOR Number Revenue Cost $ $ This table updates the feasibility modelling from the Select Report with more refined data drawn from the specific scheme design. Freestanding House 0 $0 $0 Townhouse - HNZ Compliant 4 bed Townhouse 3 bed Townhouse 2 Bed Townhouse 0 $0 $0 0 $0 $0 0 $0 $0 1 Bed Cottage 0 $0 $0 Townhouse - Urban Factory Compact 4 Bed Townhouse 3 Bed Townhouse 2 Bed Townhouse 0 $0 $0 0 $0 $0 2 $0 $4 Minor Dwelling Parking Structures Enclosed Carport SUBTOTAL TOTALS 1 $ $ 3 $ $ 0 $0 $0 3 $0 $79,200 $1 $7 General Costs Existing house removal & site clearance $ Site Development Costs $ Discount per additional lot above 2 % Credit for existing DC's -$ Total Costs Minimum Risk & Margin $30 $45 $34 $20 $1,175,331 $352,599 Total Capital Required $1,527,931 Residual Land Value $167,069 49
Next Steps 50
Scheme Sample Report Next Steps Review If at this point you decide to proceed to Resource Consent or even full development, it s worth having a meeting to go over planning and funding strategies. Urban Options also offers a further service between Scheme and the consent process. Called Shape, this adds 3D modelling for infrastructure. It then draws together a lot of the implicit information within the Scheme report, presenting it as a set of briefing papers that greatly reduces the time and cost of preparing the resource consent application. The presentation format and Urban Family environment co-ordinates the efforts of separate disciplines within the team. If your Scheme is Urban Factory compliant, then the underlying architectural designs can also be unlocked at this stage, accompanied by a specific design brief for the architect. Broadly speaking, the process from here is as follows: Consultant engagement Consents: I. Resource II. Building Pre-application meeting with council. Construction Sales This is the point at which you start spending more serious money. The consultant team provide detailed planning and design (engineering, architectural, landscape, surveying) services for the full resource/building consent applications. For Urban Factory compliant schemes this part of the process is less involved as much of the detail has already been assimilated into the Scheme report. With all consents in place you can start building. Apart from the obvious quoting and contractor engagement, you will also need to have secured your sales strategy / team at this stage. The success of your project will depend largely on how small the amount of time between construction and final sale. Again, if your project is Urban Factory compliant, then they are able to offer a streamlined path through the whole process, including the possibility of a guaranteed pre-sale before you start to build. For a full breakdown of the various steps in the process and a schedule of costs, please contact the Urban Options office Phone: 09 302 2200 Email: hello@urbanoptions.co.nz 51