Land Development in Saskatchewan 2014 SPPI Conference Devin Clarke, RPP, MCIP September 21, 2014
Agenda 1 Land Development in Saskatchewan 2 The Process 3 Costs 4 Questions and Discussion
Land Development We will be discussing Greenfield Development which is: The development of raw land into serviced land ready for construction.
Development In SK Urban Areas (10K +) 2012-86% of Single Family land development was in Saskatoon and Regina 2013 84% 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
Saskatoon 3 Main Development Areas Blairmore (west) Holmwood (east) University Heights (north-east)
Blairmore Sector Approx 3600 ha 32,000 dwelling units 71,000 population Kensington and Elk Point currently under construction
Holmwood Sector Approx 2800 ha 33,000 dwelling units 74,000 population Brighton currently under construction
University Heights Sector Approx 1600 ha 12,300 dwelling units 28,000 population Aspen Ridge currently under construction
Regina 300k growth areas 500k growth areas All quadrants of city identified for growth Source: Design Regina
Regina 235k Source: City of Regina Planning Department
Regina 300k Source: City of Regina Planning Department
The Process Acquisition and Due Diligence 1) Find your raw land Source: Google Images
Acquisition and Due Diligence Land Prices - Saskatoon and Regina have seen a 150 165 % 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
Acquisition and Due Diligence 2) Determine what kind of development the land is suited for and how much of it is developable.
Acquisition and Due Diligence Build a Pro-Forma Model Lot Sales Land Purchase Consulting Levies Construction Shallow Utilities Soft Costs
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
Environmental and Heritage Natural Area Screening Phase 1 Environmental Assessment
Neighbourhood Design Choose a design theme Use topo to plan for stormwater detention, viewpoints, etc. Calculate land use statistics to ensure targets are achieved
Neighbourhood Design Evolution of the Plan
Neighbourhood Design Evolution of the Plan
Neighbourhood Design Evolution of the Plan
Neighbourhood Design Evolution of the Plan
Neighbourhood Design Example - Rosewood
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
Serviceability Study Transportation layout example
Serviceability Study Water network example
Serviceability Study Storm Water Drainage example
Serviceability Study Wastewater network example
Subdivision Completed by either a Registered Professional Planner or a Saskatchewan Land Surveyor An accurate layout of lots, roads, and parks. Source: Google Images
Construction Grading The rough grading starts early on in the process
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.
Detailed Design While rough grading is occurring, engineers and technologists are busy with detailed design
Resident Engineering Ongoing supervision of all construction activities
Construction Survey Provide survey control and grade sheets Stake out boundaries for limits of construction
Post Construction Final Inspection Construction Completion Certificate Record Drawings Source: Google Earth
Costs Land Consulting Levies Construction Shallow Utilities Soft Costs
Land Cost varies More Developable Less Developable Cost of Land
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.
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
Source: City of Saskatoon, City of Regina
Construction Grading, undergound servicing, roadways, sidewalks, and parks
Shallow Utilities/Street Lights Power, gas, sasktel/shaw Street lights
Soft Costs Marketing General overhead
Questions?