2014 SPPI Conference

Devin Clarke, RPP, MCIP

September 21, 2014

Land Development in

Saskatchewan

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

Concept Plan

Neighbourhood Design

Civil

Transportation

Environmental

Parks & Open Space

Implementation

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?