Fiscal Analysis for Land Developers
Problem to Solve:
Land developers engage InfraCycle's services for several reasons:
- They want to speed up the approval process
- The municipality has expressed concern about the potential cost of the proposed development
- They need a leading expert to prepare a fiscal impact analysis of their proposal
Implications of the Problem:
There is a lot of miss-information out there about the cost of development.
- Development approvals are often delayed or rejected because no information about the fiscal implications has been provided.
- If a fiscal analysis is not provided, council will not have all the facts about the proposed development and they will be making an uninformed decision.
- Not all developments produce the same fiscal outcome and a project specific analysis is needed.
Benefits of Solving the Problem:
Engaging InfraCycle to provide consulting services for your development proposal, you will be able to move through the approval process faster. Applications often stall because of lack of credible information.
You will have access to InfraCycle's time-proven methodology and 22 years of experience completing fiscal analysis. The results of the analysis have provided tangible and quantifiable evidence that municipal staff and councillors have relied on to make informed recommendations and decisions.
Since 1995, InfraCycle Fiscal Solutions has been assisting land developers understand the fiscal implications of development on municipal fiscal performance.
Ray understands the challenges of land developers who work in a highly regulated provincial and municipal environment.
He has worked on both sides of the table, processing development proposal as a municipal planner, as a project manager and consultant to the land development industry.
Ray has designed and obtained municipal approvals for more than 300 residential and commercial developments.
Our clients include Companies such as:
- Qualico Communities
- Moondance Land Company
- Woody's RV World
- Stoney Nakoda Developments
- Stone Creek Properties
- Springbank Creek Properties
- Three Sisters Mountain Village
- Paleozo Properties
- Schules Consulting
Our approaches revolve around a simple idea: "Improving the client's condition"
Not all land uses and developments produce the same financial outcome. We help land developers by evaluating their land use plans and produce scenarios that will produce the best fiscal outcomes for them and the municipality.
What We Do
Here are just a few examples that highlight specific analysis of developments.
Qualico Communities – Double Creek Community
A critique and perspective of the staff report, Highway 8 Corridor Feasibility Statement, presented to the Rocky View County, Alberta, Public Services Committee on April 19, 2011. A comprehensive report was prepared that provided comments on the County's Highway 8 Corridor Feasibility Statement concerning a possible "growth node".
A fiscal impact evaluation was also undertaken for the 900 acre residential community of Double Creek, a Master Planned Development by Qualico Communities located within the Highway 8 Corridor.
Ray's professionalism, experience and common sense approach to the review of the Rocky View County Highway 8 Corridor Feasibility Statement and the Fiscal Analysis of our 900 acre Double Creek Community produced a very credible report that demonstrated the fiscal benefits of our project allowing us to move the approval process forward.
BA. (RUD) Senior Manager - Design & Communications, Qualico Communities
Pricewaterhousecoopers – Three Sisters Mountain Village
The Three Sisters Mountain Village contains 750 acres of gross developable land consisting of open space, low, medium and high density residential uses. It also contains retail, resort accommodation and tourist accommodation.
A fiscal impact analysis was completed for two scenarios. One scenario included the fiscal impact analysis of the development as originally proposed. The Town of Canmore wanted to know the fiscal impact of the proposed development if the resort accommodation did not materialize.
Therefore, the second scenario evaluated the fiscal impact on the Town that converted all of the resort accommodation space to high density residential.
Paleozo Properties and Managed by Devonian Properties Springbank Creek Development
Springbank Creek consists of approximately 380 acres of high value estate lots. It is proposed that the site will develop as a Bare Land Condominium with all of the on-site services being owned and maintained by a future Homeowners Association. An exception is a spray field that will process wastewater that is generated by the site. The land developer will construct the spray field which will eventually be operated by the municipality.
A fiscal impact assessment was completed for two scenarios. The first scenario included the assumption that the entire development would be developed as a Bare Land Condominium. The second scenario was based on the assumption that Springbank Creek would develop as a freehold development eliminating the need for the Homeowners Association to maintain on-site infrastructure. Under this scenario, the municipality would own, operate and maintain all on-site infrastructure.
Stony Nakota Developments, New Town Development Horseshoe Lands
The Horseshoe Lands is a development proposed by Stony Nakota Developments, which is owned by the Stony Nakota Nation. The proposed development would create a new town on approximately 800 acres and support a future population of approximately 5,000. This would be a self-contained urban area within a rural municipality.
Before approving the master plan, the Municipal Council wanted to know what the fiscal impacts would be from this development. After the fiscal impact analysis was completed, the plan was modified to produce a financially sustainable community.
Schules Consulting, Settlers Park, Urban Expansion
Settlers Park is a proposed mixed use development of approximately 480 acres. Of the total land area, some land uses will be revenue producing lands and others will not produce revenue. The lands that will produce revenue are 171 acres of residential, 8.80 acres of retail and 79.50 acres of industrial. The 17 acres of Agricultural Use Area may also produce minor revenues for the municipality.
The fiscal impact analysis demonstrated to the land developer and the municipality that Settlers Park would produce a net revenue gain for the following reasons: A portion of Settlers Park would be developed as a Bare Land Condominium; there is a large amount of commercial and industrial land as compared to residential land and the land developer's financial contributions would offset the cost of expanded infrastructure and community services.
WestRock Landowners WestRock - A Live, Work, Play Development
The proposed WestRock Development was designed based on the principals of Live, Work, Play. WestRock consists of 22 estate lots on 62 acres located adjacent to an employment area that includes; Business Campus, Industrial Campus and local retail uses. The non-residential land totals approximately 151 acres.
All of the employment land will be developed as a Bare Land Condominium and the municipality will not be responsible for maintaining the infrastructure. The estate lots will be freehold ownership and the internal road network will be owned and maintained by the municipality.
The fiscal impact analysis showed that if the project was approved and built as planned, it would produce a significant net revenue gain for the municipality.