Homebuilders

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Hello,

McGill University and RealNet Canada Inc. invite you to participate in a survey of homebuilders in Toronto. As it was discussed in our previous letter, we are surveying homebuilders to determine their preferences for the timing, location and product-type for new housing. In addition, we are particularly interested in determining the impact of zoning delays and NIMBYism on new the location and prices of new housing.

The survey will take approximately 10 minutes to complete. Your participation in our research is completely voluntary. Feel free not to answer any question that you are not comfortable with. In addition, you can withdraw from the survey at any point.

Your participation in this survey is very crucial in developing a better understanding of regulatory burdens on urban development and choices made by homebuilders. Your responses will remain strictly confidential. If you have any questions, please contact Professor Murtaza Haider at 514-398-4079 or Mr. Alex Taylor at 403-383-4505. You can also send an email to [email protected] or [email protected].

Thank you very much for your time and support. Please start with the survey now by clicking on the Continue button below.

First, please tell us a little about your company.

What is the name of your firm?

What is the postal code of your head office? (xxx xxx)

How many FULL-TIME employees does your firm have?

How many PART-TIME employees does your firm have?

How many years has your firm been in the business?

Next, please tell us a little about the type(s) of housing your firm builds.

How many projects of each type...

	Single Family Detached	Semi- Detached	Townhouses/Row Housing	Apartments (rental)	Condominiums (5 stories or less)	Condominiums (6 stories or more)	Other
...did your firm build last year?	Single Family Detached	Semi- Detached	Townhouses/Row Housing	Apartments (rental)	Condominiums (5 stories or less)	Condominiums (6 stories or more)	Other

...has your firm built since it began building?	Single Family Detached	Semi- Detached	Townhouses/Row Housing	Apartments (rental)	Condominiums (5 stories or less)	Condominiums (6 stories or more)	Other

Why does your firm build a particular type of housing?
(You may select more than one option)

We have prior experience designing this housing type

Our workforce has prior experience building this housing type

We find this type of housing more profitable than others

It is easier to get zoning approval for this type of project

Other:

Single Familiy Detached

Semi-Detached

Townhouses/Row Housing

Apartments (rentals)

Condos (5 stories or less)

Condos (6 stories or more)

Other:

Next, please tell us a little about where your firm builds.

What role do land holdings play in where you build?

Do you always build on land you pre-own?

Yes

If no, what factors determine the location of the land you purchase?

My firm:

First decides on the type of housing and then shops around for a location

First decides on a location and then the type of housing

Simultaneously decides on housing type and location

Do you build in a specific municipality alone?

Yes

Please indicate the importance of each of these factors in deciding where you build
1 = not important at all, 10 = extremely important

	1	2	3	4	5	6	7	8	9	10
Where you own land	1	2	3	4	5	6	7	8	9	10

The cost of land	1	2	3	4	5	6	7	8	9	10

The ease of obtaining zoning approvals	1	2	3	4	5	6	7	8	9	10

Opportunities for splitting up a lot into many	1	2	3	4	5	6	7	8	9	10

Opportunities for joining different lots into one	1	2	3	4	5	6	7	8	9	10

Familiarity with the zoning process	1	2	3	4	5	6	7	8	9	10

Familiarity with municipal staff	1	2	3	4	5	6	7	8	9	10

Familiarity with local politicians	1	2	3	4	5	6	7	8	9	10

Prior dealings with the municipality	1	2	3	4	5	6	7	8	9	10

Please list any other factors that are important in the location of a project

In many municipalities developers often pay a premium for locations that are in proximity to highways or subway stations.

Please indicate whether you pay any accessibility premiums where you build...

(1 = no premium at all, 10 = very large premium)

Please tell us about the zoning restrictions in municipalities where you build.

Are zoning restrictions similar in all jurisdictions where you build?

Yes

Comments:

	~ An increase in density	~ An increase in height	~ changing the housing type (i.e. low rise to hi rise)	~ Zoning non-zoned land
How many projects in the last year have required:	~ An increase in density	~ An increase in height	~ changing the housing type (i.e. low rise to hi rise)	~ Zoning non-zoned land

What percentage of your total projects last year does this represent?	~ An increase in density	~ An increase in height	~ changing the housing type (i.e. low rise to hi rise)	~ Zoning non-zoned land

	Very Difficult	Neither Difficult or Easy	Very Easy
Obtaining an increase in density was:	Very Difficult	Neither Difficult or Easy	Very Easy

Obtaining an increase in height was:	Very Difficult	Neither Difficult or Easy	Very Easy

Obtaining an allowance of a different housing type was:	Very Difficult	Neither Difficult or Easy	Very Easy

Zoning non-zoned land was:	Very Difficult	Neither Difficult or Easy	Very Easy

How long does it take to get a zoning bylaw approval (# of months)

It differes case-by-case

On average:

Have you ever relocated a project to a different location because of a zoning restriction?

(You may select more than one option)

Yes, within the same municipality

Yes, to a different municipality

Comments:

What is the impact of development charges on your projects?

Influences project type

Influences project location

Influences project density

Other

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