Development Potential Report
Every property has the potential for development, but not all properties are the same. Similar size lots in different municipalities may have vastly different restrictions which effect the size, shape and style of the potential home that can be built. Properties may also be greatly affected by covenants, easements, trees, geography, etc. which would significantly impact what can be built or how the property can be used.
Whether it’s a new lot or and existing home I can provide a Development Potential report and consultation so you know exactly what can be done. I specialize in gathering information from multiple sources and compiling it in an easy to understand format so you know what is possible and can make decisions about your project with confidence.
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How do you know what can be built on your property?
It is not possible to design a new home or addition without knowing all of the various features and restrictions of a property. Before I begin any design work I always complete a Development Potential report, which is a comprehensive review and analysis of everything that can affect the design. This includes a significant amount of research and gathering information from multiple sources. It addresses tangible features such as grading, trees, driveway location, etc. and also various rules and restrictions such as zoning, building code and bylaws. The Development Potential report is always included in the design fees for a new home or addition.
A typical Development Potential report includes a site plan, site cross sections, zoning analysis and synopsis of various bylaws such as tree protection, driveway guidelines, and secondary suite requirements. Information is sourced from surveys, civil engineering, municipal departments and Land Titles office. There are also some modern sources of information such as municipal GIS, Google Earth and Streetview. For older lots a survey is typically required but for newer lots there is usually a lot grading plan available.
A Development Potential report always includes a FREE consultation to interpret all of the findings and relate it to the client’s requirements. This would include recommendations for the overall concept of the home along with the size, height and placement of various rooms and elements. In some municipalities such as Surrey it would also determine the basement feasibility.
Can a Development potential report be a separate service?
Yes! Although a Development Potential report is always included in a new home or addition design it can be completed as a stand alone service. This is typically provided to realtors who have difficult properties to sell or to purchasers so they know what can be built on a property before they close the deal. It may also be the case that you just want to know what can be done on your property so you can spend some time considering the options and developing long-term plans for the future.
The fees for a stand alone Development Potential report typically are pro-rated based on the size and complexity of the property. In some cases a full report may not be required and a FREE consultation is all that is required. Please contact me today to discuss your project and determine if this service could assist you with your project and future plans.
What if i don’t have a survey or lot grading plan?
A full and comprehensive Development Potential report should always incorporate the grades of the property as many restrictions and design concepts are based on the grades. The grades of a property are relayed by a topographic survey or lot grading plan. Most new properties have a lot grading plan that can be obtained from the municipality but older lots almost always require a survey. In some cases, such as purchasing a property, there may not be time to get a full survey done before the subject removal date of the purchase. In this case it may be possible to complete a Development Potential report which either uses grading information from other sources such as GIS (which is not as accurate as a survey and cannot be used for permit drawings) or for lots that are relatively flat we can proceed without grading information for the lot and simply provide the restrictions that would relate when the grading information becomes available.