HomeMy WebLinkAboutDTS-05-200 - Staging of Development Report
CITY OF KITCHENER
STAGING OF DEVELOPMENT REPORT
{SINCE 1968}
2006 - POST 2007
REpORT NUMBER : DTS-05-200
COUNCIL ApPROVAL DATE: DECEMBER _,2005
TABLE OF CONTENTS
EXECUTIVE SUMMARY ......................................................................................................... 2
1. INTRODUCTION.............................................................................................................. 3
2. CRITERIA FOR STAGING OF DEVELOPMENT - GREENFIELD SUBDiViSiONS....................... 3
3. GROWTH MANAGEMENT & INFILL SUBDIVISIONS ........................................................... 5
4. SUMMARY OF DRAFT ApPROVAL ACTIVITIES IN 2005 .................................................... 5
5. SUMMARY OF UNIT SUPPLY FORECAST ......................................................................... 6
Registered Plans and Draft Approved Plans ...................................................................................................................6
Single Detached Dwellings .................................................................................................................................................7
6. CONCLUSiON................................................................................................................ 8
ApPENDIX A ........................................................................................................................ 1
EXPLANATION OF TAB LES.................................................................................................... 1
SUMMARY TABLE ................................................................................................................................ ..........................................1
TABLE 1- MUNICIPAL DRAFT ApPROVAL PLANS .........................................................................................................................1
TABLE 11- MUNICIPAL IN CIRCULATION PLANS & FUTURE STAGING .........................................................................................2
Priority 2006 - Potential Municipal Draft Plan Approval ......................................................................................................2
Priority 2007 and Priority Post 2007 - Potential Municipal Draft Plan Approval ................................................................3
ApPENDIX B ........................................................................................................................ 1
EXPLANATION OF COLUMNS IN THE TABLES ......................................................................... 1
DESCRI PTION ................................................................................................................................ ................................................1
Draft Plan Approval Date .....................................................................................................Error! Bookmark not defined.
City Development Charge - Expenditure .................................................................................................... ......................1
LAND USE SUMMARY ................................................................................................................................ ...................................1
Commercial, Industrial and Ins titutional ............................................................................................................................ 2
Parkland .................................................................................................... .............................................................................2
SUMMARY TABLE
TABLE 1 - MUNICIPAL DRAFT ApPROVED PLANS
TABLE 2 - MUNICIPAL IN CIRCULATION PLANS AND FUTURE STAGING
STAGING OF DEVELOPMENT MAP
EXECUTIVE SUMMARY
The annual City of Kitchener Staging of Development Report is intended to be used by
Kitchener City Council, municipal departments, agencies, the development industry, individual
landowners and the general public as background data, information and timing of current and
anticipated residential, industrial and commercial subdivision development.
The approved Staging of Development Report is integrated with the City's approved Ten Year
Capital Budget on a yearly basis. This report provides a list of residential, industrial and
commercial subdivision plans that the City anticipates issuing Draft Approval in the next two
years and beyond.
The criteria used to evaluate and stage development is explained and a summary of recent draft
approval activities is identified. Specific information related to each land parcel such as servicing
and timing information and potential unit counts is included within the two main tables of the
report and the land parcels are shown on the accompanying Staging Map according to their
status (ie. Draft Approved, Potential 2006, 2007, Post 2007).
In 2004, there were 5 out of a scheduled 13 plans of subdivision that were draft approved for a
total of 482 new residential units. For 2006, a total of 9 plans have been identified as a priority
for a maximum total of 1,287 potential units.
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1. INTRODUCTION
The Staging of Development Report is prepared annually by the Development and Technical
Services Department that includes Planning, Engineering, Building and Fire. It is prepared as a
document outlining municipal intention toward the scheduling and processing of plans of
subdivision for residential, industrial and commercial development. Through circulation and
processing, municipal requirements for the development of subdivisions are identified. Such
requirements can include for example, the provision of trunk sewers, watercourse
improvements, transportation facilities, etc.
The approved Staging of Development Report is integrated with the City's approved Ten Year
Capital Budget on a yearly basis. The main focus of this report relates to the anticipated draft
approval date for plans of subdivision for those lands requiring municipal expenditures for growth
related services and the relationship of these dates to Council's scheduling of funds for these
projects QI alternatively, the developer's responsibility to install municipal services in exchange
for development charge credits. Any requests for a Draft Plan Approval date which is not in
accordance with the final Council approved report will be considered by the City's General
Manager of Development & Technical Services upon written request by the landowner, provided
such request is accompanied by justification for the scheduling change.
This report provides a list of residential, industrial and commercial subdivision plans that the City
anticipates issuing Draft Approval. The list implies that the City will endeavour to fulfil this
program leading to Draft Approvals within the stated time. However because of manv variables
the Citv in no wav auarantees that anv oarticular element of the oroaram will be met. The actual
timing of plan registration and physical development depends not only upon this program, but
also upon the development policies adopted by the Provincial and Regional governments in
regard to such things as sewage treatment, water supply and major road construction. Such
timing is also dependent upon the planning and scheduling of the individual land developer
according to the practical constraints of the season, situation, economic climate and the market.
2. CRITERIA FOR STAGING OF DEVELOPMENT - GREENFIELD SUBDIVISIONS
The Staging of Development Report is prepared in accordance with the policies of the City's
Municipal Plan, in particular Part 4 - Managing the Plan; Subsection 1.4 - Staging of
Development. The timing of approval of "Greenfield" Draft Plans of Subdivision by the
municipality is categorized and scheduled in this report as "Current Municipal Draft Plan
Approved" and "Potential Municipal Draft Plan Approval" for 2006, 2007 and Post 2007. This
report is a compilation of:
· Draft plans of subdivision that have received Draft Approval
· Current applications for subdivision draft plan approval
· Land parcels that have subdivision development potential within the urban boundary of
the City's Municipal Plan
- 3 -
The staging or scheduling of various draft plans of subdivision, is based upon a number of
factors. These factors include the City's Ten Year Capital Budget; the development charge (lot
levy) revenue available on an annual basis to provide funding for growth related capital works;
recommended Regional priorities and Regional financing schedules; work activity levels, work
priorities and allocation of staff resources; the prior or imminent approval of Community or
Secondary Plans; and the work programs of the other agencies and City Departments which are
responsible for the delivery of essential services and/or the protection of the environment.
A number of factors have been considered in determining what developments may be able to
proceed. Significant changes in any of these factors could affect the validity of the staging
proposed. These factors include:
· Capital works as identified in the Ten Year Capital Budget. In budgeting for adequate funds
for the construction of bridges, culverts, major roads, trunk sewers, etc. through capital works
or development charge budgets, inclusion of a project in the Ten Year Capital Budget does
not constitute approval to proceed with any specific project. It only reflects the City's
priorities at the date of adoption of the Budget. Individual projects must still receive specific
Council approval and allocation prior to being undertaken.
· The cost of municipal works identified in the Development Charge Policy/By-law, as passed
by City Cou ncil.
· The availability of utilities and services, in terms of timing and costs, that can be provided by
the Municipality and the Kitchener-Wilmot Hydro Commission.
· The goal of balanced community growth within the policy limits established by the City's
Municipal Plan.
· Policies imposed by the Regional of Waterloo through the Regional Official Policies Plan.
· The policies identified within the City of Kitchener's Community and Secondary Plans or the
timing of when these plans will be approved by City and Regional Councils.
· The City's Urban Drainage Policy; Design Principles for Storm Water Management facilities;
approved Master Drainage Plans and Master Watershed & Subwatershed Plans as
amended; and the timing of construction of engineering works and protection measures
required therein.
· The staff resources, activity levels and strategic priorities of the Development and
Technical Services Department.
· The identified problems and environmental risks associated with permitting additional
development on private septic systems and the need to review alternative servicing schemes
and systems.
- 4 -
3. GROWTH MANAGEMENT & INFILL SUBDIVISIONS
The Regional Municipality of Waterloo has adopted a strategy for managing growth in Waterloo
Region. The strategy and any resulting amendments to the Regional Official Policies Plan and
City of Kitchener Municipal Plan will have an impact on the future staging of subdivision
development in the City of Kitchener. A "Countryside Line" has been established to indicate the
outer boundary of urban development and "re-urbanization" (re-development/infill/intensification)
has been identified as an increasing priority. A balanced approach to greenfield and infill
development is necessary. With respect to infill, the City of Kitchener will give high priority to the
processing of any subdivision deemed "infill" by the General Manager of the Development &
Technical Services Department. An infill subdivision does not necessarily have to be shown on
the Staging of Development map. Also, the Development & Technical Services Department
shall consider whether any new Vacant Land or other form of new Condominium should be
considered in the context of the Staging of Development Report or depending upon the location
of the site, should be considered infill.
4. SUMMARY OF DRAFT ApPROVAL ACTIVITIES IN 2005
The 'Priority' factor was used in determining and co-ordinating the scheduling of draft plans of
subdivision within the current year. There were 13 plans of subdivision scheduled for 2005 and
5 (pending final approval of 3) of those have received draft approved. Of the remaining
applications that did not receive draft approval in 2005, all have been rescheduled to 2006.
There were a number of reasons and factors that delayed the plans of subdivision from receiving
Draft Approval in 2005 including resource levels, major servicing, environmental or other issues
that have not yet been resolved or applications submitted during 2005. As background, the
number of draft approvals in 2004 was the highest total in recent years. There were also
numerous subdivision modification approvals during 2005.
*Pending finalization of draft approval
The scheduling of applications using a priority time frame has been very well received by the
various City Departments and outside approval agencies. Each department/agency responding
has provided any applicable comments, thereby resulting in a co-ordinated priority-setting
process and a good understanding and shared commitment by other Departments and agencies
related to the approval time frames. The timing of draft approvals each year is also dependent
upon the joint accountability between the developer and their consultant team and the City
Departments and agencies.
- 5 -
5. SUMMARY OF UNIT SUPPLY FORECAST
The Unit Supply Table (see Figure 1) provides an estimated breakdown of the number of lots
available within registered plans of subdivision (with building permits up to October 31, 2005),
and draft approved plans of subdivision. The table also provides the estimated number of lots in
plans of subdivision that are intended to be draft approved in 2006. In summary, the total
current lot supply is approximately 12,358 lots/units, which includes 5,896 within registered plans
of subdivision and 6,462 in draft approved plans. Adding the estimated number of lots from
plans intended to receive Draft Approval in 2006, currently the total supply for the immediate
future is approximately 13,645 lots/units.
FIGURE 1 - UNIT SUPPLY TABLE
Units in Registered Plans
(Vacant Lot Inventory)
Units in Draft Approved Plans
(Staging Report - Table 1
+ Table 2 Priority 2005)
Building permit activity for 2004 and up to October 31, 2005 continued to be more than each of
the previous years and is at the highest level since the late 1980s. A total of 1,873 new
residential units were issued permits for in 2004. Permits for single detached dwellings (1098)
were also higher than preceding years and second only to 1987. Townhouse and apartments
permits have been consistent over the past several years, with a trend towards street
townhouses potentially replacing semi-detached dwellings.
Reoistered Plans and Draft Aooroved Plans
Over the period 1995 to 2004, an average of 1217 new residential units were constructed
annually. Based on this ten-year average of 1217 new units and based on the 5,896 units within
registered plans of subdivision, it is expected that an approximate 4.5 year supply of lots is
currently available solely within registered plans. Based on the total potential units within
registered plans of subdivision and draft approved plans of subdivision, an approximate 10 year
supply of lots/units would be available (once again the supply is lower - by one year- than last
year). A large portion of the vacant lots in registered plans and units in draft approved plans are
for multiple dwellings.
- 6 -
As set out in the Kitchener Municipal Plan, it is the City's objective to maintain a minimum 3-year
supply of lots within registered and draft approved plans of subdivision. This objective is
achieved within registered plans of subdivision for total lot supply, as described above.
Generally over the past few years the lot supply in registered plans has been declining. When
draft approved plans are combined with registered plans, the minimum 3-year lot supply is
exceeded for total supply of lots, as described above, and is met or exceeded for individual unit
types in the following manner:
· 3,308 single detached units representing a 4.5 year supply
· 323 semi-detached units representing a 4.5 year supply
· 856 street-townhouse units representing a 4 year supply
· 5,027 multiple units representing a 23 year supply
· Plus an additional maximum of approximately 2,844 units from lotless blocks (a portion of
these lotless blocks will develop with different types of units, including a number with single
detached dwellings, which will add to the lot supply for each type; however the maximum
number of units will most likely not be reached)
Lot supply calculations are based on the average number of building permits issued for each
type of residential dwelling over the past ten years. As observed with street-townhouses and
apartments, building permit numbers have increased in the last 3 years, however the ten year
average is relatively low, thus yielding a seemingly high supply rate. Perhaps as a result of the
recent increase in construction of street-townhouses, many lotless blocks in draft approved (and
future) plans of subdivision are being zoned to also permit street-towns. In addition, the
maximum possibilities have been identified, but it is likely that the units that would become
available in lotless blocks from draft approved plans of subdivision would actually be a mixture of
single-detached, semi-detached and street-townhouses and not all one dwelling type.
In consideration of all forms of housing though, an adequate lot supply is currently available.
Sinole Detached Dwellinos
In any given year, single detached dwellings represent a significant portion of new residential
units constructed. In addition, the majority of new lots to be created within draft approved and
pending plans of subdivision are for single detached dwellings. Over the period 1995 to 2004,
an average of 703 new single detached dwellings were constructed annually. A total of 1,460
lots are currently available for single detached dwellings in registered plans, which translates into
an approximately 2 year supply. There are also units that could be added to the inventory of
singles from lotless blocks for singles/semis or singles/semis/towns for a maximum of 1,167
units. Further, it is important to recognize that the 2-year supply is based on a 1 O-year average.
Considering the 1,100 permits for single detached dwellings in 2004, if construction continued at
the current pace, there could be less than a 2 year supply of immediately available lots for
singles in registered plans.
There is a future supply of approximately 1,848 lots for single detached dwellings in draft
approved plans representing an additional 2.5 year supply (but slightly more than a 1.5 year
supply when considering the current pace of development). There is also a maximum number of
units within lotless blocks for singles/semis, singles/semis/towns or future residential
- 7 -
development of 1,677 units.
Therefore, based on the 10-year average, there is approximately a 4.5 year supply of single
detached dwellings available in registered and draft approved plans with additional singles
available from lotless blocks. Based on the construction pace of singles over the past two years,
there would be approximately a 3 year supply plus those from lotless blocks.
It is important to note that the total number of lots used in the calculations are based on the
maximum which can be created from lotless blocks. This approach to lotless blocks within
subdivisions provides the developer the flexibility to have a range of dwelling types and lot size
in order that they can respond to market demands quickly and without modifications to the plans.
It is noted that these blocks will be subdivided by way of the Part Lot Control process to create
the ultimate lotting. The lot supply calculation is based on maximum allowed by zoning in each
plan. However, in a review of those plans that have developed by way of lotless blocks, rarely
does any plan build to its maximum zoning potential. Therefore, it is reasonable to expect that
the actual total lot supply is somewhat less.
Furthermore, it should be noted that a number of "potentially" available lots/blocks are within
draft approved plans and many of those plans require significant servicing initiatives before the
plans can be registered. Therefore, it may actually be some time before the lots in some of
those plans become available in order that new units be built. Consequently, it is recommended
that other plans proceed to Draft Approval as some of those plans may actually proceed faster in
order to have a significant number of lots available in "reality" for the immediate future.
6. CONCLUSION
As plans of subdivision become registered, they are removed from the tables that accompany
the Staging of Development report. The Development and Technical Services Department is
working to establish an accurate and accessible Vacant Lot Inventorv to provide a breakdown as
to the availability of residential lots within Registered Plans of Subdivision in the City of
Kitchener. The Staging of Development Report is subject to change when it is reviewed
annually and extended to include another year in the future. The document is intended to be a
reasonably accurate schedule to which the City of Kitchener will make every effort to adhere.
However, registration of these plans is subject to the undertaking of necessary installation of
services, completion of conditions and the actual timing and decision-making of the private
sector.
Brandon Sloan, MCIP, RPP
Plan ner
Jeff Willmer, MCIP, RPP
Director of Planning
George MacDuff, CET
Manager, Engineering Development
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ApPENDIX A
EXPLANATION OF TABLES
The Staging of Development Report is comprised of several statistical tables. These tables are
generally described below.
Summary Table:
The Summary Table page incorporates the total of all potential development and associated
costs outlined in Tables I (Draft Approved) and II (In Circulation). The Summary outlines the
total number of potential residential units by various dwelling type, the total land area planned for
commercial, industrial, institutional and parkland development in addition to the required
expenditures by the City to allow development to proceed. These totals reflect only the most
reliable information available with respect to current plans being processed. Information from
future parcels such as the Post 2007 and sometimes the 2007 timeframe is not complete within
the Summary Table as specific detailed land use and subdivision information has not yet been
planned to the same degree.
Table 1- Municipal Draft Approval Plans:
Table I provides a list of all draft plans of subdivision that have received Draft Approval as of the
end of the year. These subdivisions may proceed to be developed subject to the fulfilment of
any outstanding obligations required as conditions of draft approval. Special timing and
servicing constraints are identified in the commentary section noted under each draft plan.
Those plans with no development charge expenditures indicated are generally located within a
drainage shed system which has been designed to accept the extension of future development
with no requirement by the Municipality or the developer pertaining to specific services identified
within the City of Kitchener Development Charges By-law.
There are some plans that do have municipal expenditures related to eligible development
charge works. However, in the event that the subdivider proposes to proceed in advance of the
City's timing as set out in the 10-year Capital Forecast, or if sufficient funds are not immediately
available from the City's Development Charge fund to provide for the municipal share of services
required for the particular plan of subdivision, arrangements have been made with the
municipality through the City's Draft Approval conditions that the developer will be responsible
for the costs of providing the required municipal services in exchange for credit being applied to
development charge payments (or as otherwise specified), in an amount equal to the cost of
such services. These costs have been identified and estimated in the City's Development
Charges By-law.
Table II - Municipal In Circulation Plans & Future Staging
Prioritv 2006 - Potential Municioal Draft Plan Aooroval
This table includes a listing of the draft plans of subdivision that have already been submitted to
the Development & Technical Services Department in anticipation of receiving Draft Approval in
2006. The intent is to provide a clear understanding to the development industry that the City
will endeavour to process these applications for draft approval in 2006. These applications are
identified in the table under the following timing during 2006:
TIMING A
indicates an intention to have the proposed plan of subdivision considered
for potential draft approval in the first half of the year (January-June)
indicates an intention to have the proposed plan of subdivision considered
for potential draft approval in the second half of the year (July-December)
It is hoped that this timing initiative will give clearer direction to the landowners of the City's
intention to dedicate staff resources to work on the current year approvals throughout the year.
This will also provide guidance to the workload priority decisions of the various City Departments
and external agencies. Scheduling of the approvals by Timing A or B is based on ranking the
current year of approvals against the list of criteria and considerations and then assigning the
ranked list from highest to lowest throughout the year. This list of criteria includes the following:
TIMING B
· Next in line for servicing (Municipal and Regional)
· Agency issues resolved/not resolved
· I nventory needs for market/developer
· Affordable housing
· Demonstrated intent to proceed by developer
· Community or municipal benefit
· Economic and employment benefit
· School board or other public agency interest
· Road network requirements
· Last stage of neighbourhood development
· Fire response times and capital budget time frame for new fire stations
All subdivision applications identified for 2006 (and that are subsequently submitted for 2007)
will be processed as time permits and will be prioritized in conjunction with the Planning Division
work program, which includes all other planning responsibilities. The number of plans of
subdivision considered for 2006 draft approval is slightly less than the number considered for
2005. For 2006, processing of any subdivision plans to draft approval which are not slated for
the current year, and not considered infilling, will only be considered upon written request from
the owner to the City's General Manager of the Development and Technical Services
Department.
- 2 -
Prioritv 2007 and Prioritv Post 2007 - Potential Municioal Draft Plan Aooroval
This priority time frame within Table 2 provides a list of land parcels and/or draft plan of
subdivision applications that Planning Division staff anticipate may receive Draft Approval over
the next several years. The Staging Report includes the majority of land parcels within the
current urban boundary of the City's Municipal Plan that have been identified as having the
potential at some point in the future to be considered for a plan of subdivision. The lands that
have been identified by the Regional Municipality of Waterloo as being within the Kitchener
Urban Area, but are not yet within an urban designation in the City's Municipal Plan are currently
shown as "To be considered in Future Staging". The individual land parcels, detailed information
for each and an associated timing will be identified in the Staging of Development Report once
the lands are designated in the City's Municipal Plan.
Additional comments pertaining to the approval of Community or Secondary Plans, as well as
comments related to significant capital works requiring development charge expenditure are
included. Given the length of time required to process plans of subdivision, those subdivisions
slated for Draft Approval in 2007 may be received for processing in 2006, provided the
applications are complete.
- 3 -
ApPENDIX B
EXPLANATION OF COLUMNS IN THE TABLES
The Staging of Development Report has been prepared in order to identify the land area,
potential number of units, anticipated timing, and expected development charge expenditures
associated with the development of various land parcels. The following is a summary and
explanation of the columns that have been used in this report.
Description:
This column identifies the current owner of the property according to the City's latest property
data information, the draft plan of subdivision application number (30T-# if assigned), the street
on which the property has primary frontage and the planning community in which it is located.
The number or letter associated with the description identifies the location of the parcel on the
Staging of Development Map that is attached to this report. The coloured parcel on the
accompanying map normally depicts the entire land holdings of a particular landowner.
Development of these lands would be subject to conformity with all applicable land use policy
and zoning regulations. Constraints such as floodplain, steep slopes or environmentally
sensitive areas may limit development potential.
Servicing, timing and other general comments are identified in a generalized format in order to
provide some basic necessary information about the specific plan of subdivision or comments on
the future of a subdivision on the particular land parcel.
Citv Develooment Charae - Exoenditure
This row provides the anticipated City Development Charge expenditure required to develop the
lands and was obtained by identifying required services as set out in the City's Development
Charges By-law. The figure noted is the City's estimate as to the expenditure for required
services such as extensions/improvements to sanitary trunk sewers, improvements to
greenways/ watercourses, extension of major roadway systems, oversizing and/or extension of
watermains, and required special studies pertaining to watercourses and their associated
drainage sheds. This column does not include potential expenditures for development charge
commitments related to "soft services" such as fire protection, recreational facilities and libraries.
Figures have been rounded to the nearest $50,000 and are expressed in 2004 dollars. If no
figure is shown in the column, there is either no requirement by the Municipality to expend any
development charge money for the development of these lands or the anticipated expenditure is
less than $25,000. A dollar figure may be included with several land parcels to identify the need
for a development charge expenditure which affects all the lands. In such cases, the duplication
has been noted in the 'Servicing Comments' portion of the description.
Land Use Summary:
Sinale Detached Semi-Detached Street Townhouse Multiole and Blocks
These rows identify the estimated number of residential units that would be generated from the
plan of subdivision based on the dwelling types proposed by the subdivider. Street townhouse
refers to "street-fronting" townhouse units. Multiple refers to cluster townhouse development
and all forms of apartments.
The "Blocks" rows in the Summary Table identifies the estimated number of units that could be
generated within a plan of subdivision if individual lots are not proposed because the subdivider
is undecided as to the lot sizes or type of dwellings that will be developed. In these cases,
further subdivision of a particular block within the plan of subdivision could occur by way of a
Part Lot Control Exemption application. The figures associated with the blocks have been
calculated based on the zoning requested and the frontage of each block. Lands identified in
the Staging Report that do not have a plan of subdivision submitted to the Department list the
number of units as blank and text within the 'General Comments' indicate that the "Exact
number of lots and units to be determined".
Commercial Industrial and Institutional
These two columns identify the area of land in hectares that is proposed to be developed for
commercial, industrial and/or institutional uses within a plan of subdivision. If a plan has not
been submitted for processing, an estimate of land area may be provided in the commercial and
institutional columns based on the policies and land uses as identified in the Secondary or
Community Plan for that area. The projected commercial figure includes the all commercial
types (i.e. convenience commercial, neighbourhood commercial, etc.). The figure noted in the
institutional column identifies potential institutional development (i.e. churches, day care
facilities, etc.) as well as proposed schools. For those lands identified in the Staging Report that
do not have a plan of subdivision submitted to the Department, the exact number of lots or
blocks and land area have yet to be determined. Industrial/Commercial plans are identified by a
letter on the Staging Map.
Parkland
This row identifies the expected area of parkland within draft plans. The type of future parkland
(i.e. Neighbourhood, District, etc.) is identified in the 'General Comments' section for each plan.
The City's Community Services Department has identified a need for parkland in certain areas.
This future parkland is identified with a symbol located in a general location on the Staging Map
and is not intended to be a definite location. The location, size and type of park would be
determined through any Community Plan process and/or subsequent plans of subdivision.
- 2 -
11/25/2005
Staging Of Development Summary
Draft Approved Pending Property Summary
Properties /
Blocks
~
MAX UNITS
565
Summary of In Circulation I Future Staging By Priority
PLANS / Street Sinale / Sinale / Comme
Future M!d!!L TwnHouse Semi Det Semi LQ@L
~ ~ Semis Res Units Blks Town Blks l.t:!ill
2005 3 245 0 0 0 0 0 0.00
2006 A 6 243 0 78 34 771 61 0.00
2006 B 4 100 0 0 0 0 0 0.00
2007 13 101 0 0 0 0 907 0.00
Post 2007 32 256 30 260 0 0 0 0.00
Waiting OMB 1 119 0 0 0 0 0 0.00
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