OUR SERVICES
Land Assembly
Land is location, and location is the most valuable asset in successful real estate development. The right land transaction is crucial to each of the twin objectives of mixed-income housing: increasing the supply of affordable housing, and increasing the supply of housing near employment. Acquiring well-located land and then reducing the cost of land per housing unit is fundamental to successfully offering a proportion of the housing units at below market rates for rent or sale to low and moderate income households. The public sector may play a role in reducing land costs to developers as much as possible. This can happen through a number of strategies:
• Land can be acquired by donation or grants from foundations.
• Past due taxes on land can be reduced or eliminated.
• Local governments can donate tax-foreclosed property for mixed-income developments.
• Land cost can be reduced with federal or state redevelopment programs that use low-interest bonds to acquire land and write-down its costs before resale to a developer.
• Land can be acquired through non-profit partners like housing authorities, downtown development authorities, land banks or land trusts.
Land assembly involves joining contiguous lots to make one larger parcel of develop-able land. Contiguous parcels in an urban area are often too small to build anything more than one house. Putting land together one piece at a time can be very expensive for a developer, especially if there are pollution or title problems. As a result, new developments tend to be built on the fringe of a developed area where large tracts of undeveloped land are available, ignoring vacant urban parcels. You can assemble needed urban parcels through public and private means.
Land Development
Application Steps
Below is an overview of the steps in the land development application process in Surrey. Please note, you may be asked to provide additional documents, requirements, permits depending on the type of project you are proposing.
Pre-Application
Review background documents, including plans, policies, and processes in the Pre-Application phase of the land development process.
Submitting a Development Application
Gather & follow the submission requirements for making a Development Application.
Development Application Review
See an overview of the review and referrals process for land development applications.
Council Review & Preliminary Layout Approval (PLA)
See how the public, City staff and developers inform City Council's decision on development applications.
Conditional Approval
Learn the process to receive conditional approval for your Surrey land development application.
Offsite Servicing
Learn about the pre-construction meeting, traffic management planning, and more for offsite servicing.
Plan Review & Permit Issuance
See the key parts of the plan review and permit issuance step of the land development process.
Advisory Design Panel
Learn how the Advisory Design Panel provides recommendations to the Planning and Development Department on proposed design concepts.
Development Planning
With RivaBank you receive an experienced multidisciplinary land use and development planning firm focused on delivering solutions to complex land planning and development issues. Our expertise includes Development Planning and Approvals, Highest and Best Land Use Assessments, Expropriation Analyses, Project Management, Sustainability Reports and Master Planning.
Marketing
We use strategic planning, public relations and effective advertising to your marketing advantage. With our track record of successful residential and commercial projects throughout the Lower Mainland, China and beyond we have shown time and again that our way of strategic marketing works! With the incorporation of digital marketing and the planning of smart events to connect with each community, Focus’ marketing plan is tailored to meet your needs and maximize impact on your project.
Your sales and marketing team has a substantial influence on the profitability of the business. You have to define roles that reflect the strengths of your products and assign responsibilities for achieving the sales performance required by the company. When your marketing strategy builds on the roles taken on by the members of your team, they can set achievable targets and take responsibility for meeting their objectives.
Market Segments
The roles assumed by the members of your sales and marketing team depend on the products you offer and how you segment your markets. For example, if your products are highly technical, a segmentation by industry is effective, because the role of a marketing team member responsible for an industrial segment is that of expert for your products in that industry. If you segment by geographical location, team members are generalists responsible for their region. If you segment by age, team members are responsible for their market segment age group and play a corresponding age-related role.
Strategy
Once sales and marketing team members know which market segment they represent, they have to make sure that the team marketing strategy addresses the needs of their segment. Each team member is responsible for sales in her area, and the common strategy has to include facets that address any particular needs. If an industrial segment has an essential feature that only it needs, for example, the promotional material targeting that segment has to highlight the essential feature. The role of a team member in developing marketing strategy is that of advocate for the needs of the target market for which he is responsible.
Marketing Plan
Once the team has developed the overall marketing strategy, each team member is responsible for implementing a corresponding marketing plan for the areas of his responsibility. These responsibilities include deciding on the promotional material for his market segment and pricing. In each case, the responsibilities of the marketing manager include ensuring overall cohesion to prevent inconsistent pricing among the market segments and contradictory promotions. The team has to work together to preserve the overall company image while meeting the requirements of each market segment to the maximum extent possible.
Outcomes
A cohesive and effective team balances the conflicting demands of its sales and marketing environment to achieve a common approach, with each team member taking responsibility for achieving the targets for his market segment. When a team member does not meet objectives for a particular segment, the role of other team members is to offer support to help improve performance. While each team member takes responsibility for his work, an effective team defines success as the meeting of all team targets. Such an integrated team effort improves overall sales and marketing performance and promotes team cohesiveness.